Blk 206 Yishun St 21
Project page · 99-year lease from 1985
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 206 | 04 TO 06 | 67 sqm | S$395,888 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Mar 2026 | Blk 206 | 01 TO 03 | 67 sqm | S$460,000 | S$6,866 psm | ×0.997 | S$6,845 psm |
| Jan 2026 | Blk 206 | 01 TO 03 | 73 sqm | S$430,000 | S$5,890 psm | ×0.997 | S$5,873 psm |
How accurate is this estimate for Yishun St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 79 sales in Yishun St 21 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.
7.83% gross yield
S$32,400 of rent a year against the estimate above · 0.38 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 95 approvals in the last year.
In Yishun, flats of this type with 50 to 59 years of lease left yield 7.46%, from 24 blocks.
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 | 205 | 3 ROOM | S$2,750 |
| Sept 2026 | 220 | 3 ROOM | S$2,700 |
| Sept 2026 | 202 | 3 ROOM | S$2,400 |
| Sept 2026 | 227 | 3 ROOM | S$2,000 |
| Aug 2026 | 218 | 3 ROOM | S$2,700 |
| Aug 2026 | 214 | 3 ROOM | S$2,700 |
| Aug 2026 | 217 | 3 ROOM | S$2,600 |
| Aug 2026 | 216 | 3 ROOM | S$2,600 |
median of 95 HDB rental approvals for 3 ROOM on Yishun St 21 since 2025-10.
Buying or selling at S$413,615?
Buying: Stamp duty on S$413,615 · Cash and CPF needed on S$413,615 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$413,615.
Each opens with this figure filled in; change anything there.
Primary schools near 206 Yishun St 21
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
- Xishan Primary School · 114 m · no 2025 Phase 2C ballot
- Yishun Primary School · 306 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 437 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 733 m · no 2025 Phase 2C ballot
- Chongfu School · 775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 838 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northland Primary School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,283 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,364 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,548 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 206 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 67 sqm | S$395,888 | S$5,909 psm |
| Mar 2026 | Blk 206 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jan 2026 | Blk 206 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Feb 2025 | Blk 206 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 73 sqm | S$436,000 | S$5,973 psm |
| Nov 2023 | Blk 206 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Sept 2022 | Blk 206 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 93 sqm | S$460,000 | S$4,946 psm |
| Jul 2022 | Blk 206 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 73 sqm | S$372,000 | S$5,096 psm |
| Feb 2022 | Blk 206 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 93 sqm | S$405,000 | S$4,355 psm |
Showing 8 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 206 · 3 ROOM | S$2,200 | — |
| Jan 2025 | Blk 206 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 206 · 3 ROOM | S$2,200 | — |
| Dec 2023 | Blk 206 · 3 ROOM | S$2,300 | — |
| Mar 2023 | Blk 206 · 3 ROOM | S$3,000 | — |
| Feb 2022 | Blk 206 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 206 · 3 ROOM | S$1,400 | — |
| Feb 2021 | Blk 206 · 3 ROOM | S$1,400 | — |
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 57 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 | 52 years | S$394,835 | S$435,930 | S$472,120 | S$480,377 |
| 10 years | 47 years | S$374,946 | S$457,057 | S$536,097 | S$555,012 |
| 20 years | 37 years | S$329,618 | S$489,795 | S$673,843 | S$722,233 |
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.