Blk 173 Yishun Ave 7
Project page · 99-year lease from 1987
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 173 | 04 TO 06 | 83 sqm | S$440,000 | S$5,301 psm | ×1.000 | S$5,301 psm |
| Aug 2026 | Blk 173 | 04 TO 06 | 83 sqm | S$441,888 | S$5,324 psm | ×1.000 | S$5,324 psm |
| Feb 2026 | Blk 173 | 04 TO 06 | 84 sqm | S$455,888 | S$5,427 psm | ×0.997 | S$5,411 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.
8.28% gross yield
S$36,600 of rent a year against the estimate above · 1.22 points above flats like it
Homes like this rent for about S$3,050 a month, the middle of 12 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 | 174 | 4 ROOM | S$3,000 |
| Aug 2026 | 174 | 4 ROOM | S$3,800 |
| Aug 2026 | 172 | 4 ROOM | S$3,000 |
| Jul 2026 | 173 | 4 ROOM | S$2,600 |
| Jun 2026 | 170 | 4 ROOM | S$3,100 |
| Apr 2026 | 173 | 4 ROOM | S$2,800 |
| Apr 2026 | 174 | 4 ROOM | S$2,200 |
| Mar 2026 | 174 | 4 ROOM | S$3,700 |
median of 12 HDB rental approvals for 4 ROOM on Yishun Ave 7 since 2025-10.
Buying or selling at S$441,888?
Buying: Stamp duty on S$441,888 · Cash and CPF needed on S$441,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$441,888.
Each opens with this figure filled in; change anything there.
Primary schools near 173 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 · 320 m · no 2025 Phase 2C ballot
- Yishun Primary School · 404 m · no 2025 Phase 2C ballot
- Xishan Primary School · 720 m · no 2025 Phase 2C ballot
- Chongfu School · 831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Sembawang Primary School · 1,366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 1,848 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,880 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,977 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 83 sqm | S$440,000 | S$5,301 psm |
| Aug 2026 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 83 sqm | S$441,888 | S$5,324 psm |
| Feb 2026 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$455,888 | S$5,427 psm |
| Oct 2025 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Apr 2025 | Blk 173 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 83 sqm | S$480,000 | S$5,783 psm |
| Nov 2024 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 83 sqm | S$467,000 | S$5,627 psm |
| Aug 2024 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 83 sqm | S$470,000 | S$5,663 psm |
| Jun 2024 | Blk 173 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$445,000 | S$5,298 psm |
| Mar 2024 | Blk 173 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$430,000 | S$5,119 psm |
| Jan 2024 | Blk 173 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$570,000 | S$4,711 psm |
| Oct 2023 | Blk 173 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Jun 2023 | Blk 173 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$563,000 | S$4,653 psm |
| Sept 2022 | Blk 173 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 121 sqm | S$548,888 | S$4,536 psm |
| Sept 2022 | Blk 173 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 83 sqm | S$400,000 | S$4,819 psm |
| Jul 2022 | Blk 173 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 121 sqm | S$550,000 | S$4,545 psm |
| Jan 2022 | Blk 173 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 83 sqm | S$360,000 | S$4,337 psm |
| Nov 2021 | Blk 173 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 83 sqm | S$360,000 | S$4,337 psm |
Showing 17 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 173 · 4 ROOM | S$2,600 | — |
| Jun 2026 | Blk 173 · 5 ROOM | S$2,100 | — |
| Apr 2026 | Blk 173 · 4 ROOM | S$2,800 | — |
| Dec 2025 | Blk 173 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 173 · 4 ROOM | S$3,150 | — |
| Nov 2024 | Blk 173 · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 173 · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 173 · 4 ROOM | S$3,150 | — |
| Jun 2024 | Blk 173 · 4 ROOM | S$2,600 | — |
| Jun 2024 | Blk 173 · 5 ROOM | S$2,100 | — |
| Apr 2024 | Blk 173 · 4 ROOM | S$2,350 | — |
| Nov 2023 | Blk 173 · 4 ROOM | S$1,700 | — |
| Nov 2023 | Blk 173 · 4 ROOM | S$1,680 | — |
| Nov 2022 | Blk 173 · 4 ROOM | S$3,500 | — |
| Jun 2022 | Blk 173 · 4 ROOM | S$2,600 | — |
| Nov 2021 | Blk 173 · 4 ROOM | S$1,700 | — |
| Sept 2021 | Blk 173 · 4 ROOM | S$1,400 | — |
| Apr 2021 | Blk 173 · 5 ROOM | S$2,100 | — |
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$421,824 | S$465,728 | S$504,393 | S$513,214 |
| 10 years | 49 years | S$400,576 | S$488,300 | S$572,742 | S$592,951 |
| 20 years | 39 years | S$352,149 | S$523,275 | S$719,904 | S$771,602 |
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.