Blk 170 Yishun Ave 7
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 170 | 07 TO 09 | 133 sqm | S$670,000 | S$5,038 psm | ×1.000 | S$5,038 psm |
| Jun 2026 | Blk 170 | 10 TO 12 | 133 sqm | S$688,000 | S$5,173 psm | ×1.000 | S$5,173 psm |
| Feb 2026 | Blk 170 | 07 TO 09 | 131 sqm | S$680,000 | S$5,191 psm | ×0.997 | S$5,176 psm |
How accurate is this estimate for Yishun Ave 7?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Yishun Ave 7 since.
- Median error
- 5.6%
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.
4.69% gross yield
S$31,800 of rent a year against the estimate above · 1.19 points below flats like it
Homes like this rent for about S$2,650 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Jun 2026 | 173 | 5 ROOM | S$2,100 |
| May 2026 | 175 | 5 ROOM | S$3,200 |
median of 2 HDB rental approvals for 5 ROOM on Yishun Ave 7 since 2025-10.
Buying or selling at S$677,654?
Buying: Stamp duty on S$677,654 · Cash and CPF needed on S$677,654 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$677,654.
Each opens with this figure filled in; change anything there.
Primary schools near 170 Yishun Ave 7
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 · 305 m · no 2025 Phase 2C ballot
- Yishun Primary School · 329 m · no 2025 Phase 2C ballot
- Xishan Primary School · 571 m · no 2025 Phase 2C ballot
- Chongfu School · 653 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Sembawang Primary School · 1,509 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,559 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,887 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,898 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 1,940 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North View 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 |
|---|---|---|---|---|
| Aug 2026 | Blk 170 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 133 sqm | S$670,000 | S$5,038 psm |
| Jun 2026 | Blk 170 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 133 sqm | S$688,000 | S$5,173 psm |
| Feb 2026 | Blk 170 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 131 sqm | S$680,000 | S$5,191 psm |
| Jan 2026 | Blk 170 · 4 ROOM · 16 TO 18 · Model A · 60 years left | 104 sqm | S$540,000 | S$5,192 psm |
| May 2025 | Blk 170 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 133 sqm | S$705,000 | S$5,301 psm |
| Jul 2024 | Blk 170 · 5 ROOM · 13 TO 15 · Improved · 61 years left | 122 sqm | S$608,000 | S$4,984 psm |
| Mar 2024 | Blk 170 · 5 ROOM · 13 TO 15 · Improved · 61 years left | 131 sqm | S$670,000 | S$5,115 psm |
| Jan 2024 | Blk 170 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 133 sqm | S$688,888 | S$5,180 psm |
| Jul 2023 | Blk 170 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 133 sqm | S$620,000 | S$4,662 psm |
| Nov 2022 | Blk 170 · 5 ROOM · 13 TO 15 · Improved · 63 years left | 131 sqm | S$640,000 | S$4,886 psm |
| Mar 2022 | Blk 170 · 4 ROOM · 13 TO 15 · Model A · 64 years left | 104 sqm | S$448,000 | S$4,308 psm |
| Jan 2022 | Blk 170 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$415,000 | S$3,990 psm |
| Oct 2021 | Blk 170 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$385,000 | S$3,702 psm |
Showing 13 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 170 · 4 ROOM | S$3,100 | — |
| May 2025 | Blk 170 · 5 ROOM | S$1,700 | — |
| Jun 2024 | Blk 170 · 4 ROOM | S$3,100 | — |
| Jun 2023 | Blk 170 · 5 ROOM | S$2,500 | — |
| Jun 2022 | Blk 170 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 170 · 4 ROOM | S$2,700 | — |
| Jun 2022 | Blk 170 · 5 ROOM | S$2,100 | — |
| Jun 2021 | Blk 170 · 5 ROOM | S$2,000 | — |
| May 2021 | Blk 170 · 5 ROOM | S$2,000 | — |
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 58 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 | 53 years | S$646,886 | S$714,214 | S$773,508 | S$787,035 |
| 10 years | 48 years | S$614,301 | S$748,829 | S$878,325 | S$909,315 |
| 20 years | 38 years | S$540,036 | S$802,465 | S$1,104,004 | S$1,183,285 |
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.