Blk 172 Yishun Ave 7
Project page · 99-year lease from 1988
Based on 9 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 172 | 04 TO 06 | 64 sqm | S$402,000 | S$6,281 psm | ×1.000 | S$6,281 psm |
| Mar 2026 | Blk 172 | 04 TO 06 | 64 sqm | S$400,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Oct 2025 | Blk 172 | 01 TO 03 | 64 sqm | S$400,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
| Jul 2025 | Blk 172 | 10 TO 12 | 64 sqm | S$432,000 | S$6,750 psm | ×0.996 | S$6,720 psm |
| May 2025 | Blk 171 | 13 TO 15 | 64 sqm | S$400,000 | S$6,250 psm | ×1.000 | S$6,247 psm |
| May 2025 | Blk 171 | 10 TO 12 | 64 sqm | S$400,000 | S$6,250 psm | ×1.000 | S$6,247 psm |
| Mar 2025 | Blk 172 | 07 TO 09 | 64 sqm | S$426,000 | S$6,656 psm | ×1.009 | S$6,716 psm |
| Dec 2024 | Blk 172 | 13 TO 15 | 64 sqm | S$390,000 | S$6,094 psm | ×1.025 | S$6,245 psm |
| Nov 2024 | Blk 172 | 04 TO 06 | 64 sqm | S$390,000 | S$6,094 psm | ×1.025 | S$6,245 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.
7.73% gross yield
S$30,900 of rent a year against the estimate above · 0.36 points above flats like it
Homes like this rent for about S$2,575 a month, the middle of 2 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 |
|---|---|---|---|
| Aug 2026 | 172 | 3 ROOM | S$2,450 |
| Dec 2025 | 171 | 3 ROOM | S$2,700 |
median of 2 HDB rental approvals for 3 ROOM on Yishun Ave 7 since 2025-10.
Buying or selling at S$399,803?
Buying: Stamp duty on S$399,803 · Cash and CPF needed on S$399,803 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$399,803.
Each opens with this figure filled in; change anything there.
Primary schools near 172 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 · 274 m · no 2025 Phase 2C ballot
- Yishun Primary School · 366 m · no 2025 Phase 2C ballot
- Xishan Primary School · 699 m · no 2025 Phase 2C ballot
- Chongfu School · 849 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 862 m · no 2025 Phase 2C ballot
1 to 2 km
- Sembawang Primary School · 1,397 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,679 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,829 m · no 2025 Phase 2C ballot
- Wellington Primary School · 1,892 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,934 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 172 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$510,000 | S$4,951 psm |
| Jun 2026 | Blk 172 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$490,000 | S$4,757 psm |
| May 2026 | Blk 172 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$402,000 | S$6,281 psm |
| Apr 2026 | Blk 172 · 3 ROOM · 01 TO 03 · Simplified · 61 years left excluded: outlier | 64 sqm | S$412,000 | S$6,438 psm |
| Mar 2026 | Blk 172 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$400,000 | S$6,250 psm |
| Oct 2025 | Blk 172 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$400,000 | S$6,250 psm |
| Sept 2025 | Blk 172 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 103 sqm | S$547,000 | S$5,311 psm |
| Jul 2025 | Blk 172 · 3 ROOM · 10 TO 12 · Simplified · 62 years left | 64 sqm | S$432,000 | S$6,750 psm |
| Mar 2025 | Blk 172 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$426,000 | S$6,656 psm |
| Dec 2024 | Blk 172 · 3 ROOM · 13 TO 15 · Simplified · 63 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Nov 2024 | Blk 172 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Oct 2024 | Blk 172 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$385,000 | S$6,016 psm |
| Apr 2024 | Blk 172 · 3 ROOM · 10 TO 12 · Simplified · 63 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Dec 2023 | Blk 172 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 131 sqm | S$570,000 | S$4,351 psm |
| Jan 2023 | Blk 172 · 3 ROOM · 10 TO 12 · Simplified · 65 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Oct 2022 | Blk 172 · 3 ROOM · 01 TO 03 · Simplified · 65 years left | 64 sqm | S$315,000 | S$4,922 psm |
| May 2022 | Blk 172 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 103 sqm | S$480,000 | S$4,660 psm |
| Oct 2021 | Blk 172 · 4 ROOM · 13 TO 15 · Model A · 66 years left | 103 sqm | S$455,000 | S$4,417 psm |
Showing 18 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 172 · 4 ROOM | S$3,000 | — |
| Aug 2026 | Blk 172 · 3 ROOM | S$2,450 | — |
| Aug 2025 | Blk 172 · 3 ROOM | S$2,200 | — |
| Jul 2025 | Blk 172 · 4 ROOM | S$3,350 | — |
| Jun 2025 | Blk 172 · 4 ROOM | S$2,300 | — |
| Mar 2025 | Blk 172 · 3 ROOM | S$2,600 | — |
| Dec 2024 | Blk 172 · 3 ROOM | S$2,500 | — |
| Oct 2024 | Blk 172 · 4 ROOM | S$3,700 | — |
| Oct 2023 | Blk 172 · 3 ROOM | S$2,100 | — |
| Jun 2023 | Blk 172 · 4 ROOM | S$3,350 | — |
| Feb 2023 | Blk 172 · 3 ROOM | S$2,200 | — |
| Feb 2023 | Blk 172 · 4 ROOM | S$2,000 | — |
| Oct 2022 | Blk 172 · 4 ROOM | S$3,700 | — |
| Oct 2022 | Blk 172 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 172 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 172 · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 172 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 172 · 3 ROOM | S$1,650 | — |
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$385,728 | S$425,875 | S$461,230 | S$469,297 |
| 10 years | 50 years | S$368,214 | S$448,851 | S$526,472 | S$545,047 |
| 20 years | 40 years | S$329,297 | S$489,318 | S$673,188 | S$721,531 |
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.