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HDB · 760235

Blk 235 Yishun St 21

Project page · 99-year lease from 1985

Indicative value range
S$506,502 – S$537,410
Indicative mid S$515,544 · S$5,543 psm

Based on 21 sales in this street, last 12 months. Search widened 1 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 23407 TO 0993 sqmS$470,000S$5,054 psm×1.000S$5,054 psm
Sept 2026Blk 21710 TO 1298 sqmS$540,000S$5,510 psm×1.000S$5,510 psm
Sept 2026Blk 21704 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Jul 2026Blk 20501 TO 0392 sqmS$510,000S$5,543 psm×1.000S$5,543 psm
Jul 2026Blk 20701 TO 0393 sqmS$525,888S$5,655 psm×1.000S$5,655 psm
Jul 2026Blk 20210 TO 1293 sqmS$565,888S$6,085 psm×1.000S$6,085 psm
Jun 2026Blk 20307 TO 0993 sqmS$545,000S$5,860 psm×1.000S$5,860 psm
May 2026Blk 21904 TO 0693 sqmS$538,000S$5,785 psm×1.000S$5,785 psm
May 2026Blk 20501 TO 0397 sqmS$535,000S$5,515 psm×1.000S$5,515 psm
Apr 2026Blk 22307 TO 0991 sqmS$533,000S$5,857 psm×1.000S$5,857 psm
Apr 2026Blk 21910 TO 1298 sqmS$530,000S$5,408 psm×1.000S$5,408 psm
Mar 2026Blk 21704 TO 0693 sqmS$518,000S$5,570 psm×0.997S$5,553 psm
Mar 2026Blk 21004 TO 0696 sqmS$500,888S$5,218 psm×0.997S$5,202 psm
Feb 2026Blk 22307 TO 0991 sqmS$515,000S$5,659 psm×0.997S$5,643 psm
Feb 2026Blk 21410 TO 1292 sqmS$545,000S$5,924 psm×0.997S$5,906 psm
Jan 2026Blk 21701 TO 0393 sqmS$508,000S$5,462 psm×0.997S$5,446 psm
Jan 2026Blk 22707 TO 0993 sqmS$539,000S$5,796 psm×0.997S$5,779 psm
Jan 2026Blk 22407 TO 0993 sqmS$525,000S$5,645 psm×0.997S$5,629 psm
Jan 2026Blk 21210 TO 1298 sqmS$535,000S$5,459 psm×0.997S$5,443 psm
Jan 2026Blk 23404 TO 0691 sqmS$505,000S$5,549 psm×0.997S$5,533 psm
Nov 2025Blk 22701 TO 0393 sqmS$495,000S$5,323 psm×0.996S$5,302 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.

7.27% gross yield

S$37,500 of rent a year against the estimate above · 0.21 points above flats like it

Homes like this rent for about S$3,125 a month, the middle of 34 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

ApprovedBlockFlatRent a month
Aug 20262204 ROOMS$3,100
Jul 20262344 ROOMS$3,000
Jun 20262274 ROOMS$3,400
Jun 20262014 ROOMS$3,300
Jun 20262324 ROOMS$2,900
Jun 20262054 ROOMS$2,100
May 20262024 ROOMS$3,500
May 20262164 ROOMS$3,300

median of 34 HDB rental approvals for 4 ROOM on Yishun St 21 since 2025-10.

Buying or selling at S$515,544?

Buying: Stamp duty on S$515,544 · Cash and CPF needed on S$515,544 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$515,544.

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

Primary schools near 235 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
Mar 2026
Blk 235 · 5 ROOM · 04 TO 06 · Model A · 58 years left
135 sqmS$710,000S$5,259 psm
Feb 2026
Blk 235 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$413,000S$6,164 psm
Jun 2025
Blk 235 · 4 ROOM · 01 TO 03 · New Generation · 59 years left
93 sqmS$480,000S$5,161 psm
May 2025
Blk 235 · 5 ROOM · 10 TO 12 · Model A · 59 years left
135 sqmS$730,000S$5,407 psm
Feb 2025
Blk 235 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$400,000S$5,970 psm
Nov 2024
Blk 235 · 5 ROOM · 07 TO 09 · Model A · 60 years left
135 sqmS$686,000S$5,081 psm
Jul 2023
Blk 235 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
100 sqmS$488,000S$4,880 psm
Apr 2023
Blk 235 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$370,000S$5,522 psm
Oct 2022
Blk 235 · 4 ROOM · 04 TO 06 · New Generation · 62 years left
93 sqmS$453,888S$4,881 psm
Jul 2022
Blk 235 · 5 ROOM · 07 TO 09 · Model A · 62 years left
135 sqmS$598,000S$4,430 psm
Jun 2022
Blk 235 · 5 ROOM · 10 TO 12 · Model A · 62 years left
135 sqmS$630,000S$4,667 psm
Mar 2022
Blk 235 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
100 sqmS$445,000S$4,450 psm
See more

Showing 12 of 50.

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$492,136S$543,358S$588,467S$598,759
10 years47 yearsS$467,346S$569,692S$668,209S$691,786
20 years37 yearsS$410,847S$610,497S$839,901S$900,216

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.