Blk 208 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 208 | 10 TO 12 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Mar 2026 | Blk 208 | 01 TO 03 | 67 sqm | S$410,000 | S$6,119 psm | ×0.997 | S$6,101 psm |
| Mar 2026 | Blk 208 | 07 TO 09 | 67 sqm | S$455,000 | S$6,791 psm | ×0.997 | S$6,771 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.
7.36% gross yield
S$32,400 of rent a year against the estimate above · 0.09 points below 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$440,000?
Buying: Stamp duty on S$440,000 · Cash and CPF needed on S$440,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$440,000.
Each opens with this figure filled in; change anything there.
Primary schools near 208 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 · 120 m · no 2025 Phase 2C ballot
- Yishun Primary School · 396 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 532 m · no 2025 Phase 2C ballot
- Huamin Primary School · 742 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 777 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 802 m · no 2025 Phase 2C ballot
1 to 2 km
- Northland Primary School · 1,072 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North View Primary School · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,386 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,518 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 208 · 3 ROOM · 10 TO 12 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Mar 2026 | Blk 208 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Mar 2026 | Blk 208 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Apr 2025 | Blk 208 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 96 sqm | S$580,888 | S$6,051 psm |
| Feb 2025 | Blk 208 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$448,000 | S$6,687 psm |
| Jan 2025 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Dec 2024 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jul 2023 | Blk 208 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Feb 2023 | Blk 208 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 93 sqm | S$498,000 | S$5,355 psm |
| Sept 2022 | Blk 208 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$365,000 | S$5,448 psm |
| May 2022 | Blk 208 · 4 ROOM · 07 TO 09 · New Generation · 63 years left | 91 sqm | S$490,000 | S$5,385 psm |
| Jan 2022 | Blk 208 · 3 ROOM · 07 TO 09 · New Generation · 63 years left | 67 sqm | S$368,000 | S$5,493 psm |
Showing 12 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 208 · 4 ROOM | S$3,100 | — |
| Mar 2026 | Blk 208 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 208 · 3 ROOM | S$2,950 | — |
| Dec 2025 | Blk 208 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 208 · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 208 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 208 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 208 · 4 ROOM | S$3,100 | — |
| Feb 2024 | Blk 208 · 3 ROOM | S$3,050 | — |
| Jan 2024 | Blk 208 · 3 ROOM | S$3,100 | — |
| Dec 2023 | Blk 208 · 3 ROOM | S$2,800 | — |
| Nov 2023 | Blk 208 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 208 · 4 ROOM | S$3,200 | — |
| Aug 2023 | Blk 208 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 208 · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 208 · 4 ROOM | S$3,700 | — |
| Dec 2022 | Blk 208 · 3 ROOM | S$3,400 | — |
| Dec 2022 | Blk 208 · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 208 · 4 ROOM | S$2,800 | — |
| Dec 2022 | Blk 208 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 208 · 3 ROOM | S$3,300 | — |
| Nov 2022 | Blk 208 · 3 ROOM | S$2,550 | — |
| Oct 2022 | Blk 208 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 208 · 3 ROOM | S$1,800 | — |
| Aug 2022 | Blk 208 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 208 · 3 ROOM | S$2,500 | — |
| Nov 2021 | Blk 208 · 3 ROOM | S$2,600 | — |
| Nov 2021 | Blk 208 · 4 ROOM | S$1,950 | — |
| Oct 2021 | Blk 208 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 208 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 208 · 3 ROOM | S$1,400 | — |
| Jul 2021 | Blk 208 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 208 · 4 ROOM | S$2,050 | — |
| May 2021 | Blk 208 · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 208 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 208 · 3 ROOM | S$2,220 | — |
| Jan 2021 | Blk 208 · 4 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 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$420,022 | S$463,738 | S$502,237 | S$511,021 |
| 10 years | 47 years | S$398,865 | S$486,214 | S$570,295 | S$590,417 |
| 20 years | 37 years | S$350,645 | S$521,039 | S$716,828 | S$768,305 |
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.