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HDB · 760209

Blk 209 Yishun St 21

Project page · 99-year lease from 1985

Indicative value range
S$626,615 – S$661,512
Indicative mid S$655,000 · S$5,413 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 20907 TO 09121 sqmS$655,000S$5,413 psm×1.000S$5,413 psm
Feb 2026Blk 20907 TO 09121 sqmS$670,000S$5,537 psm×0.997S$5,521 psm
Jan 2026Blk 20907 TO 09121 sqmS$600,000S$4,959 psm×0.997S$4,944 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.

6.14% gross yield

S$40,200 of rent a year against the estimate above · 0.26 points above flats like it

Homes like this rent for about S$3,350 a month, the middle of 30 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

ApprovedBlockFlatRent a month
Sept 20262295 ROOMS$3,300
Sept 20262215 ROOMS$3,250
Aug 20262135 ROOMS$3,500
Aug 20262095 ROOMS$3,200
Aug 20262095 ROOMS$2,000
Jun 20262135 ROOMS$3,500
Jun 20262255 ROOMS$3,400
Jun 20262215 ROOMS$3,400

median of 30 HDB rental approvals for 5 ROOM on Yishun St 21 since 2025-10.

Buying or selling at S$655,000?

Buying: Stamp duty on S$655,000 · Cash and CPF needed on S$655,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$655,000.

Each opens with this figure filled in; change anything there.

Primary schools near 209 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 209 · 5 ROOM · 07 TO 09 · Improved · 58 years left
121 sqmS$655,000S$5,413 psm
Feb 2026
Blk 209 · 5 ROOM · 07 TO 09 · Improved · 58 years left
121 sqmS$670,000S$5,537 psm
Jan 2026
Blk 209 · 5 ROOM · 07 TO 09 · Improved · 58 years left
121 sqmS$600,000S$4,959 psm
Aug 2024
Blk 209 · 4 ROOM · 10 TO 12 · New Generation · 60 years left
98 sqmS$568,888S$5,805 psm
Feb 2024
Blk 209 · 5 ROOM · 01 TO 03 · Improved · 60 years left
121 sqmS$612,000S$5,058 psm
Nov 2022
Blk 209 · 5 ROOM · 10 TO 12 · Improved · 62 years left
123 sqmS$620,000S$5,041 psm
Nov 2022
Blk 209 · 5 ROOM · 10 TO 12 · Improved · 62 years left
121 sqmS$588,000S$4,860 psm
Sept 2022
Blk 209 · 5 ROOM · 07 TO 09 · Improved · 62 years left
121 sqmS$550,000S$4,545 psm
See more

Showing 8 of 39.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$625,260S$690,338S$747,649S$760,724
10 years47 yearsS$593,764S$723,795S$848,962S$878,916
20 years37 yearsS$521,982S$775,638S$1,067,097S$1,143,727

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.