Blk 166 Yishun Ring Rd
Project page · 99-year lease from 1987
Based on 4 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 166 | 04 TO 06 | 84 sqm | S$465,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| Jul 2026 | Blk 166 | 10 TO 12 | 84 sqm | S$472,000 | S$5,619 psm | ×1.000 | S$5,619 psm |
| Jan 2026 | Blk 166 | 07 TO 09 | 84 sqm | S$485,000 | S$5,774 psm | ×0.997 | S$5,757 psm |
| Nov 2025 | Blk 166 | 07 TO 09 | 83 sqm | S$488,000 | S$5,880 psm | ×0.996 | S$5,856 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.
7.79% gross yield
S$37,200 of rent a year against the estimate above · 0.73 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 138 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 802 | 4 ROOM | S$3,600 |
| Sept 2026 | 309 | 4 ROOM | S$3,200 |
| Sept 2026 | 113 | 4 ROOM | S$3,100 |
| Sept 2026 | 117 | 4 ROOM | S$3,100 |
| Sept 2026 | 167 | 4 ROOM | S$3,050 |
| Sept 2026 | 367 | 4 ROOM | S$3,000 |
| Sept 2026 | 395 | 4 ROOM | S$2,850 |
| Aug 2026 | 853 | 4 ROOM | S$3,500 |
median of 138 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$477,785?
Buying: Stamp duty on S$477,785 · Cash and CPF needed on S$477,785 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$477,785.
Each opens with this figure filled in; change anything there.
Primary schools near 166 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 · 221 m · no 2025 Phase 2C ballot
- Yishun Primary School · 302 m · no 2025 Phase 2C ballot
- Xishan Primary School · 632 m · no 2025 Phase 2C ballot
- Chongfu School · 806 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 839 m · no 2025 Phase 2C ballot
1 to 2 km
- Sembawang Primary School · 1,463 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,793 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,875 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 1,950 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 166 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$465,000 | S$5,536 psm |
| Jul 2026 | Blk 166 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$472,000 | S$5,619 psm |
| Jun 2026 | Blk 166 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 121 sqm | S$612,000 | S$5,058 psm |
| Jan 2026 | Blk 166 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Nov 2025 | Blk 166 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 83 sqm | S$488,000 | S$5,880 psm |
| Nov 2024 | Blk 166 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 83 sqm | S$502,000 | S$6,048 psm |
| Aug 2024 | Blk 166 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 121 sqm | S$602,000 | S$4,975 psm |
| May 2024 | Blk 166 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$608,000 | S$5,025 psm |
| Apr 2024 | Blk 166 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 83 sqm | S$453,000 | S$5,458 psm |
| Apr 2024 | Blk 166 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 83 sqm | S$418,000 | S$5,036 psm |
| Jan 2024 | Blk 166 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$546,800 | S$4,519 psm |
| Jun 2023 | Blk 166 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$418,000 | S$4,976 psm |
| Jan 2023 | Blk 166 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$510,000 | S$4,215 psm |
| Sept 2022 | Blk 166 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 121 sqm | S$520,000 | S$4,298 psm |
| Jun 2022 | Blk 166 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$425,000 | S$5,060 psm |
| Jan 2022 | Blk 166 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 121 sqm | S$530,000 | S$4,380 psm |
| Nov 2021 | Blk 166 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 121 sqm | S$462,000 | S$3,818 psm |
Showing 17 of 84.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 166 · 4 ROOM | S$2,900 | — |
| Mar 2025 | Blk 166 · 4 ROOM | S$2,750 | — |
| Aug 2024 | Blk 166 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 166 · 4 ROOM | S$2,750 | — |
| Aug 2023 | Blk 166 · 4 ROOM | S$2,800 | — |
| Nov 2022 | Blk 166 · 4 ROOM | S$3,700 | — |
| Sept 2022 | Blk 166 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 166 · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 166 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 166 · 5 ROOM | S$1,950 | — |
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 59 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 | 54 years | S$456,092 | S$503,562 | S$545,368 | S$554,906 |
| 10 years | 49 years | S$433,118 | S$527,968 | S$619,270 | S$641,120 |
| 20 years | 39 years | S$380,757 | S$565,784 | S$778,387 | S$834,285 |
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.