Blk 160 Yishun St 11
Project page · 99-year lease from 1985
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 160 | 10 TO 12 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jul 2026 | Blk 160 | 10 TO 12 | 67 sqm | S$430,000 | S$6,418 psm | ×1.000 | S$6,418 psm |
| Jun 2026 | Blk 160 | 04 TO 06 | 67 sqm | S$416,000 | S$6,209 psm | ×1.000 | S$6,209 psm |
How accurate is this estimate for Yishun St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Yishun St 11 since.
- Median error
- 4.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.43% gross yield
S$31,200 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$2,600 a month, the middle of 77 approvals in the last year.
In Yishun, flats of this type with 50 to 59 years of lease left yield 7.46%, from 24 blocks.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 130 | 3 ROOM | S$2,800 |
| Sept 2026 | 160 | 3 ROOM | S$2,700 |
| Sept 2026 | 128 | 3 ROOM | S$2,700 |
| Sept 2026 | 124 | 3 ROOM | S$2,700 |
| Sept 2026 | 130 | 3 ROOM | S$2,650 |
| Sept 2026 | 147 | 3 ROOM | S$2,600 |
| Sept 2026 | 123 | 3 ROOM | S$1,850 |
| Aug 2026 | 160 | 3 ROOM | S$2,700 |
median of 77 HDB rental approvals for 3 ROOM on Yishun St 11 since 2025-10.
Buying or selling at S$420,000?
Buying: Stamp duty on S$420,000 · Cash and CPF needed on S$420,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$420,000.
Each opens with this figure filled in; change anything there.
Primary schools near 160 Yishun St 11
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ahmad Ibrahim Primary School · 61 m · no 2025 Phase 2C ballot
- Yishun Primary School · 67 m · no 2025 Phase 2C ballot
- Xishan Primary School · 399 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 548 m · no 2025 Phase 2C ballot
- Chongfu School · 860 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Huamin Primary School · 1,241 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,379 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,753 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Sembawang Primary School · 1,901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 160 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jul 2026 | Blk 160 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Jun 2026 | Blk 160 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$416,000 | S$6,209 psm |
| Aug 2025 | Blk 160 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$448,000 | S$6,687 psm |
| Dec 2024 | Blk 160 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 93 sqm | S$552,000 | S$5,935 psm |
| Jul 2024 | Blk 160 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$425,000 | S$6,343 psm |
| May 2024 | Blk 160 · 3 ROOM · 10 TO 12 · New Generation · 60 years left excluded: outlier | 67 sqm | S$448,000 | S$6,687 psm |
| Apr 2024 | Blk 160 · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 82 sqm | S$475,000 | S$5,793 psm |
| Apr 2024 | Blk 160 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$399,000 | S$5,955 psm |
| Sept 2023 | Blk 160 · 3 ROOM · 07 TO 09 · New Generation · 61 years left excluded: outlier | 67 sqm | S$450,000 | S$6,716 psm |
| Jan 2023 | Blk 160 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jul 2022 | Blk 160 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 82 sqm | S$395,000 | S$4,817 psm |
| Jul 2022 | Blk 160 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$358,000 | S$5,343 psm |
| May 2022 | Blk 160 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$350,000 | S$5,224 psm |
Showing 14 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 160 · 3 ROOM | S$2,700 | — |
| Aug 2026 | Blk 160 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 160 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 160 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 160 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 160 · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 160 · 4 ROOM | S$2,500 | — |
| Sept 2024 | Blk 160 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 160 · 3 ROOM | S$2,700 | — |
| May 2024 | Blk 160 · 3 ROOM | S$2,650 | — |
| Apr 2024 | Blk 160 · 3 ROOM | S$1,800 | — |
| Dec 2023 | Blk 160 · 3 ROOM | S$2,150 | — |
| Nov 2023 | Blk 160 · 3 ROOM | S$1,900 | — |
| May 2023 | Blk 160 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 160 · 3 ROOM | S$800 | — |
| Dec 2022 | Blk 160 · 3 ROOM | S$1,700 | — |
| Aug 2022 | Blk 160 · 3 ROOM | S$3,150 | — |
| Jun 2022 | Blk 160 · 3 ROOM | S$2,100 | — |
| May 2022 | Blk 160 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 160 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 160 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 160 · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 160 · 3 ROOM | S$1,400 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$400,931 | S$442,660 | S$479,409 | S$487,793 |
| 10 years | 47 years | S$380,735 | S$464,114 | S$544,373 | S$563,581 |
| 20 years | 37 years | S$334,707 | S$497,356 | S$684,246 | S$733,383 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.