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HDB · 760274

Blk 274 Yishun St 22

Project page · 99-year lease from 1986

Indicative value range
S$422,639 – S$468,715
Indicative mid S$452,011 · S$6,108 psm

Based on 10 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
Oct 2026Blk 26310 TO 1264 sqmS$411,000S$6,422 psm×1.000S$6,422 psm
Jun 2026Blk 26910 TO 1264 sqmS$395,000S$6,172 psm×1.000S$6,172 psm
May 2026Blk 26307 TO 0964 sqmS$405,000S$6,328 psm×1.000S$6,328 psm
May 2026Blk 27304 TO 0674 sqmS$416,888S$5,634 psm×1.000S$5,634 psm
May 2026Blk 26704 TO 0664 sqmS$405,500S$6,336 psm×1.000S$6,336 psm
Apr 2026Blk 26604 TO 0674 sqmS$420,000S$5,676 psm×1.000S$5,676 psm
Mar 2026Blk 26604 TO 0674 sqmS$420,000S$5,676 psm×0.997S$5,659 psm
Feb 2026Blk 26301 TO 0364 sqmS$388,000S$6,063 psm×0.997S$6,045 psm
Jan 2026Blk 26407 TO 0964 sqmS$420,000S$6,563 psm×0.997S$6,543 psm
Nov 2025Blk 26801 TO 0370 sqmS$408,888S$5,841 psm×0.996S$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.

7.17% gross yield

S$32,400 of rent a year against the estimate above · 0.29 points below 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

ApprovedBlockFlatRent a month
Sept 20262703 ROOMS$3,000
Sept 20262663 ROOMS$2,950
Sept 20262643 ROOMS$2,800
Aug 20262673 ROOMS$2,800
Aug 20262663 ROOMS$2,800
Jun 20262613 ROOMS$2,800
Jun 20262693 ROOMS$2,700
Jun 20262703 ROOMS$2,600

median of 21 HDB rental approvals for 3 ROOM on Yishun St 22 since 2025-10.

Buying or selling at S$452,011?

Buying: Stamp duty on S$452,011 · Cash and CPF needed on S$452,011 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$452,011.

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

Primary schools near 274 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 59 years left
108 sqmS$482,800S$4,470 psm
Dec 2025
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$520,000S$5,000 psm
Oct 2025
Blk 274 · 3 ROOM · 04 TO 06 · Model A · 59 years left
74 sqmS$435,000S$5,878 psm
Sept 2025
Blk 274 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$405,000S$5,473 psm
Jul 2025
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 60 years left
108 sqmS$530,000S$4,907 psm
Mar 2025
Blk 274 · 3 ROOM · 07 TO 09 · Model A · 60 years left
74 sqmS$422,888S$5,715 psm
Oct 2024
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$520,000S$5,000 psm
Sept 2024
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$500,000S$4,808 psm
Aug 2024
Blk 274 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$428,000S$5,784 psm
Nov 2023
Blk 274 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$382,000S$5,162 psm
Nov 2023
Blk 274 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$365,000S$4,932 psm
Oct 2023
Blk 274 · 4 ROOM · 07 TO 09 · Model A · 61 years left
108 sqmS$495,000S$4,583 psm
Aug 2023
Blk 274 · 4 ROOM · 07 TO 09 · Model A · 62 years left
104 sqmS$460,000S$4,423 psm
May 2023
Blk 274 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$383,000S$5,176 psm
Oct 2022
Blk 274 · 3 ROOM · 07 TO 09 · Model A · 62 years left
74 sqmS$375,000S$5,068 psm
Sept 2022
Blk 274 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$368,000S$4,973 psm
Aug 2022
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 63 years left
104 sqmS$500,000S$4,808 psm
Jul 2022
Blk 274 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$430,000S$4,135 psm
Jul 2022
Blk 274 · 4 ROOM · 07 TO 09 · Model A · 63 years left
104 sqmS$428,000S$4,115 psm
May 2022
Blk 274 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$420,000S$4,038 psm
May 2022
Blk 274 · 3 ROOM · 01 TO 03 · Model A · 63 years left
74 sqmS$330,000S$4,459 psm
Nov 2021
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 63 years left
excluded: outlier
104 sqmS$450,000S$4,327 psm
See more

Showing 22 of 95.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$431,487S$476,397S$515,947S$524,970
10 years48 yearsS$409,752S$499,486S$585,862S$606,534
20 years38 yearsS$360,216S$535,262S$736,396S$789,278

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.