Blk 264 Yishun St 22
Project page · 99-year lease from 1986
Based on 7 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 263 | 10 TO 12 | 64 sqm | S$411,000 | S$6,422 psm | ×1.000 | S$6,422 psm |
| Jun 2026 | Blk 269 | 10 TO 12 | 64 sqm | S$395,000 | S$6,172 psm | ×1.000 | S$6,172 psm |
| May 2026 | Blk 263 | 07 TO 09 | 64 sqm | S$405,000 | S$6,328 psm | ×1.000 | S$6,328 psm |
| May 2026 | Blk 267 | 04 TO 06 | 64 sqm | S$405,500 | S$6,336 psm | ×1.000 | S$6,336 psm |
| Feb 2026 | Blk 263 | 01 TO 03 | 64 sqm | S$388,000 | S$6,063 psm | ×0.997 | S$6,045 psm |
| Jan 2026 | Blk 264 | 07 TO 09 | 64 sqm | S$420,000 | S$6,563 psm | ×0.997 | S$6,543 psm |
| Nov 2025 | Blk 268 | 01 TO 03 | 70 sqm | S$408,888 | S$5,841 psm | ×0.996 | S$5,818 psm |
How accurate is this estimate for Yishun St 22?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Yishun St 22 since.
- Median error
- 7.2%
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.
8.00% gross yield
S$32,400 of rent a year against the estimate above · 0.54 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 21 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 | 270 | 3 ROOM | S$3,000 |
| Sept 2026 | 266 | 3 ROOM | S$2,950 |
| Sept 2026 | 264 | 3 ROOM | S$2,800 |
| Aug 2026 | 267 | 3 ROOM | S$2,800 |
| Aug 2026 | 266 | 3 ROOM | S$2,800 |
| Jun 2026 | 261 | 3 ROOM | S$2,800 |
| Jun 2026 | 269 | 3 ROOM | S$2,700 |
| Jun 2026 | 270 | 3 ROOM | S$2,600 |
median of 21 HDB rental approvals for 3 ROOM on Yishun St 22 since 2025-10.
Buying or selling at S$405,000?
Buying: Stamp duty on S$405,000 · Cash and CPF needed on S$405,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$405,000.
Each opens with this figure filled in; change anything there.
Primary schools near 264 Yishun St 22
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 · 190 m · no 2025 Phase 2C ballot
- Chongfu School · 232 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 494 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 608 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,020 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,215 m · no 2025 Phase 2C ballot
- North View Primary School · 1,348 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,564 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 264 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 64 sqm | S$420,000 | S$6,563 psm |
| Aug 2025 | Blk 264 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$420,000 | S$6,563 psm |
| Jun 2025 | Blk 264 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 64 sqm | S$385,000 | S$6,016 psm |
| Dec 2024 | Blk 264 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Nov 2024 | Blk 264 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Nov 2024 | Blk 264 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$405,000 | S$6,328 psm |
| Nov 2024 | Blk 264 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$395,000 | S$6,172 psm |
| Jan 2024 | Blk 264 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Apr 2023 | Blk 264 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Nov 2022 | Blk 264 · 3 ROOM · 10 TO 12 · Simplified · 63 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Dec 2021 | Blk 264 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$330,000 | S$5,156 psm |
| Nov 2021 | Blk 264 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$318,000 | S$4,969 psm |
Showing 12 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 264 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 264 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 264 · 4 ROOM | S$2,730 | — |
| Feb 2025 | Blk 264 · 3 ROOM | S$2,450 | — |
| Jan 2025 | Blk 264 · 3 ROOM | S$1,600 | — |
| Feb 2024 | Blk 264 · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 264 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 264 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 264 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 264 · 3 ROOM | S$1,400 | — |
| Mar 2021 | Blk 264 · 3 ROOM | S$1,300 | — |
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 58 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 | 53 years | S$386,612 | S$426,851 | S$462,287 | S$470,372 |
| 10 years | 48 years | S$367,137 | S$447,538 | S$524,931 | S$543,453 |
| 20 years | 38 years | S$322,753 | S$479,594 | S$659,809 | S$707,191 |
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.