Blk 265 Yishun St 22
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 265 | 10 TO 12 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Jul 2026 | Blk 265 | 04 TO 06 | 84 sqm | S$468,000 | S$5,571 psm | ×1.000 | S$5,571 psm |
| Feb 2026 | Blk 265 | 01 TO 03 | 84 sqm | S$468,000 | S$5,571 psm | ×0.997 | S$5,555 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.
7.95% gross yield
S$37,200 of rent a year against the estimate above · 0.89 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 29 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 | 275 | 4 ROOM | S$3,300 |
| Sept 2026 | 262 | 4 ROOM | S$3,200 |
| Sept 2026 | 260 | 4 ROOM | S$3,100 |
| Sept 2026 | 259 | 4 ROOM | S$2,500 |
| Sept 2026 | 275 | 4 ROOM | S$2,350 |
| Aug 2026 | 274 | 4 ROOM | S$3,450 |
| Aug 2026 | 292 | 4 ROOM | S$3,400 |
| Jul 2026 | 279 | 4 ROOM | S$3,000 |
median of 29 HDB rental approvals for 4 ROOM on Yishun St 22 since 2025-10.
Buying or selling at S$468,000?
Buying: Stamp duty on S$468,000 · Cash and CPF needed on S$468,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$468,000.
Each opens with this figure filled in; change anything there.
Primary schools near 265 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
- Chongfu School · 158 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 265 m · no 2025 Phase 2C ballot
- Yishun Primary School · 539 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 652 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,070 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,282 m · no 2025 Phase 2C ballot
- North View Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,632 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 265 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Jul 2026 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$468,000 | S$5,571 psm |
| Feb 2026 | Blk 265 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$468,000 | S$5,571 psm |
| Aug 2025 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Jul 2025 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Jun 2025 | Blk 265 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$500,000 | S$5,952 psm |
| May 2025 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Jan 2025 | Blk 265 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$625,000 | S$5,123 psm |
| Aug 2024 | Blk 265 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Aug 2024 | Blk 265 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Jul 2024 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$448,000 | S$5,333 psm |
| Mar 2024 | Blk 265 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$430,000 | S$5,119 psm |
| Dec 2023 | Blk 265 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 89 sqm | S$455,000 | S$5,112 psm |
| Apr 2023 | Blk 265 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$550,000 | S$4,508 psm |
| Apr 2023 | Blk 265 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$407,000 | S$4,845 psm |
| Aug 2022 | Blk 265 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$520,000 | S$4,262 psm |
| Aug 2022 | Blk 265 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$403,000 | S$4,798 psm |
| May 2022 | Blk 265 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$385,000 | S$4,583 psm |
| Apr 2022 | Blk 265 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 103 sqm | S$448,000 | S$4,350 psm |
| Nov 2021 | Blk 265 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$375,000 | S$4,464 psm |
Showing 20 of 99.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 265 · 5 ROOM | S$3,300 | — |
| Sept 2024 | Blk 265 · 5 ROOM | S$3,000 | — |
| Mar 2024 | Blk 265 · 5 ROOM | S$3,300 | — |
| Jul 2023 | Blk 265 · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 265 · 5 ROOM | S$2,500 | — |
| Nov 2022 | Blk 265 · 4 ROOM | S$2,100 | — |
| Oct 2022 | Blk 265 · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 265 · 5 ROOM | S$2,200 | — |
| Nov 2021 | Blk 265 · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 265 · 5 ROOM | S$1,850 | — |
| Aug 2021 | Blk 265 · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 265 · 4 ROOM | S$1,900 | — |
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$446,751 | S$493,249 | S$534,198 | S$543,541 |
| 10 years | 48 years | S$424,247 | S$517,155 | S$606,587 | S$627,990 |
| 20 years | 38 years | S$372,959 | S$554,197 | S$762,445 | S$817,198 |
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.