Blk 246 Yishun Ave 9
Project page · 99-year lease from 1985
Based on 9 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 250 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jul 2026 | Blk 250 | 07 TO 09 | 84 sqm | S$457,000 | S$5,440 psm | ×1.000 | S$5,440 psm |
| Jun 2026 | Blk 248 | 01 TO 03 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Apr 2026 | Blk 246 | 04 TO 06 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Apr 2026 | Blk 246 | 04 TO 06 | 84 sqm | S$465,888 | S$5,546 psm | ×1.000 | S$5,546 psm |
| Apr 2026 | Blk 250 | 01 TO 03 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Mar 2026 | Blk 250 | 07 TO 09 | 84 sqm | S$490,000 | S$5,833 psm | ×0.997 | S$5,816 psm |
| Mar 2026 | Blk 249 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×0.997 | S$5,638 psm |
| Dec 2025 | Blk 245 | 07 TO 09 | 84 sqm | S$460,000 | S$5,476 psm | ×0.996 | S$5,455 psm |
How accurate is this estimate for Yishun Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Yishun Ave 9 since.
- Median error
- 1.8%
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.
8.25% gross yield
S$37,800 of rent a year against the estimate above · 1.19 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 26 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 | 315A | 4 ROOM | S$3,250 |
| Sept 2026 | 247 | 4 ROOM | S$2,500 |
| Aug 2026 | 245 | 4 ROOM | S$1,000 |
| Jun 2026 | 317B | 4 ROOM | S$3,300 |
| Jun 2026 | 316C | 4 ROOM | S$3,250 |
| May 2026 | 250 | 4 ROOM | S$3,200 |
| May 2026 | 245 | 4 ROOM | S$2,100 |
| Apr 2026 | 249 | 4 ROOM | S$3,400 |
median of 26 HDB rental approvals for 4 ROOM on Yishun Ave 9 since 2025-10.
Buying or selling at S$458,192?
Buying: Stamp duty on S$458,192 · Cash and CPF needed on S$458,192 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$458,192.
Each opens with this figure filled in; change anything there.
Primary schools near 246 Yishun Ave 9
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
- Chongfu School · 466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 469 m · no 2025 Phase 2C ballot
- Huamin Primary School · 761 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North View Primary School · 958 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,041 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northland Primary School · 1,463 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,516 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 58 years left | 84 sqm | S$465,888 | S$5,546 psm |
| Apr 2026 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 58 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Jun 2025 | Blk 246 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 103 sqm | S$540,000 | S$5,243 psm |
| May 2025 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$465,888 | S$5,546 psm |
| Nov 2024 | Blk 246 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$520,000 | S$5,049 psm |
| Jul 2024 | Blk 246 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Jan 2024 | Blk 246 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$405,000 | S$4,821 psm |
| Jul 2023 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$425,000 | S$5,060 psm |
| Apr 2023 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$420,000 | S$5,000 psm |
| Dec 2022 | Blk 246 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$413,000 | S$4,917 psm |
| Jul 2022 | Blk 246 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$390,000 | S$4,643 psm |
| Jul 2022 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$375,000 | S$4,464 psm |
| Dec 2021 | Blk 246 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$375,000 | S$4,464 psm |
Showing 13 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 246 · 4 ROOM | S$2,200 | — |
| Sept 2025 | Blk 246 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 246 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 246 · 4 ROOM | S$2,500 | — |
| Feb 2025 | Blk 246 · 4 ROOM | S$700 | — |
| Jun 2024 | Blk 246 · 4 ROOM | S$2,200 | — |
| Sept 2023 | Blk 246 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 246 · 4 ROOM | S$3,150 | — |
| Mar 2023 | Blk 246 · 4 ROOM | S$1,800 | — |
| Feb 2023 | Blk 246 · 4 ROOM | S$1,350 | — |
| Nov 2022 | Blk 246 · 4 ROOM | S$2,000 | — |
| Apr 2022 | Blk 246 · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 246 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 246 · 4 ROOM | S$1,700 | — |
| Mar 2021 | Blk 246 · 4 ROOM | S$1,800 | — |
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$437,389 | S$482,912 | S$523,003 | S$532,150 |
| 10 years | 47 years | S$415,356 | S$506,317 | S$593,875 | S$614,829 |
| 20 years | 37 years | S$365,143 | S$542,583 | S$746,467 | S$800,072 |
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.