Blk 165 Yishun Ring Rd
Project page · 99-year lease from 1988
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 165 | 04 TO 06 | 64 sqm | S$400,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| May 2026 | Blk 165 | 01 TO 03 | 64 sqm | S$377,000 | S$5,891 psm | ×1.000 | S$5,891 psm |
| Jan 2026 | Blk 165 | 13 TO 15 | 64 sqm | S$418,000 | S$6,531 psm | ×0.997 | S$6,512 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
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.
8.10% gross yield
S$32,400 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 179 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 blocks. This town has too few such blocks to measure on its own.
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 | 342B | 3 ROOM | S$3,000 |
| Sept 2026 | 853 | 3 ROOM | S$3,000 |
| Sept 2026 | 243 | 3 ROOM | S$2,900 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 353 | 3 ROOM | S$2,750 |
| Sept 2026 | 237 | 3 ROOM | S$2,700 |
| Sept 2026 | 110 | 3 ROOM | S$2,700 |
| Sept 2026 | 243 | 3 ROOM | S$2,700 |
median of 179 HDB rental approvals for 3 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$400,000?
Buying: Stamp duty on S$400,000 · Cash and CPF needed on S$400,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$400,000.
Each opens with this figure filled in; change anything there.
Primary schools near 165 Yishun Ring Rd
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 · 162 m · no 2025 Phase 2C ballot
- Yishun Primary School · 247 m · no 2025 Phase 2C ballot
- Xishan Primary School · 591 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 789 m · no 2025 Phase 2C ballot
- Chongfu School · 809 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Sembawang Primary School · 1,516 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,565 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,736 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,980 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 165 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$400,000 | S$6,250 psm |
| May 2026 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$377,000 | S$5,891 psm |
| Jan 2026 | Blk 165 · 3 ROOM · 13 TO 15 · Simplified · 61 years left | 64 sqm | S$418,000 | S$6,531 psm |
| Oct 2025 | Blk 165 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$400,000 | S$6,250 psm |
| Sept 2025 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$392,000 | S$6,125 psm |
| May 2025 | Blk 165 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$510,000 | S$4,951 psm |
| May 2025 | Blk 165 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$408,000 | S$6,375 psm |
| Apr 2025 | Blk 165 · 3 ROOM · 13 TO 15 · Simplified · 62 years left | 64 sqm | S$418,000 | S$6,531 psm |
| Oct 2024 | Blk 165 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 103 sqm | S$515,000 | S$5,000 psm |
| Jul 2024 | Blk 165 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$382,000 | S$5,969 psm |
| Jun 2024 | Blk 165 · 3 ROOM · 10 TO 12 · Simplified · 63 years left | 64 sqm | S$388,000 | S$6,063 psm |
| Apr 2024 | Blk 165 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$499,000 | S$4,845 psm |
| Apr 2024 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 64 sqm | S$380,000 | S$5,938 psm |
| Apr 2024 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 70 sqm | S$380,000 | S$5,429 psm |
| Nov 2023 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Oct 2023 | Blk 165 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$348,000 | S$5,438 psm |
| Sept 2023 | Blk 165 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$460,000 | S$4,466 psm |
| May 2023 | Blk 165 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Apr 2023 | Blk 165 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$338,000 | S$5,281 psm |
| Jan 2023 | Blk 165 · 4 ROOM · 13 TO 15 · Model A · 65 years left | 103 sqm | S$472,500 | S$4,587 psm |
| Sept 2022 | Blk 165 · 3 ROOM · 10 TO 12 · Simplified · 65 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Aug 2022 | Blk 165 · 3 ROOM · 13 TO 15 · Simplified · 65 years left | 64 sqm | S$340,000 | S$5,313 psm |
| Oct 2021 | Blk 165 · 3 ROOM · 10 TO 12 · Simplified · 66 years left | 64 sqm | S$305,000 | S$4,766 psm |
| Oct 2021 | Blk 165 · 3 ROOM · 13 TO 15 · Simplified · 66 years left | 64 sqm | S$300,000 | S$4,688 psm |
Showing 24 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 165 · 3 ROOM | S$2,100 | — |
| Nov 2025 | Blk 165 · 4 ROOM | S$3,100 | — |
| Oct 2025 | Blk 165 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 165 · 4 ROOM | S$2,500 | — |
| Aug 2025 | Blk 165 · 3 ROOM | S$2,100 | — |
| Dec 2024 | Blk 165 · 4 ROOM | S$3,100 | — |
| Dec 2024 | Blk 165 · 4 ROOM | S$2,900 | — |
| Dec 2024 | Blk 165 · 4 ROOM | S$2,800 | — |
| Aug 2024 | Blk 165 · 3 ROOM | S$3,100 | — |
| May 2024 | Blk 165 · 3 ROOM | S$2,100 | — |
| Jan 2024 | Blk 165 · 3 ROOM | S$2,300 | — |
| Sept 2023 | Blk 165 · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 165 · 4 ROOM | S$3,800 | — |
| Nov 2022 | Blk 165 · 4 ROOM | S$2,500 | — |
| Oct 2022 | Blk 165 · 3 ROOM | S$2,100 | — |
| Sept 2022 | Blk 165 · 3 ROOM | S$3,200 | — |
| Aug 2022 | Blk 165 · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 165 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 165 · 3 ROOM | S$1,550 | — |
| Jan 2022 | Blk 165 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 165 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 165 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 165 · 4 ROOM | S$1,700 | — |
| Apr 2021 | Blk 165 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 165 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 165 · 4 ROOM | S$1,700 | — |
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 60 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 | 55 years | S$385,918 | S$426,085 | S$461,458 | S$469,528 |
| 10 years | 50 years | S$368,396 | S$449,073 | S$526,731 | S$545,316 |
| 20 years | 40 years | S$329,460 | S$489,560 | S$673,520 | S$721,887 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.