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HDB · 760278

Blk 278 Yishun St 22

Project page · 99-year lease from 1985

Indicative value range
S$486,421 – S$503,077
Indicative mid S$500,689 · S$5,563 psm

Based on 14 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 27507 TO 0984 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Aug 2026Blk 26510 TO 1284 sqmS$475,000S$5,655 psm×1.000S$5,655 psm
Jul 2026Blk 26504 TO 0684 sqmS$468,000S$5,571 psm×1.000S$5,571 psm
Jul 2026Blk 26304 TO 0684 sqmS$505,000S$6,012 psm×1.000S$6,012 psm
Jun 2026Blk 26904 TO 0684 sqmS$470,000S$5,595 psm×1.000S$5,595 psm
May 2026Blk 27604 TO 0684 sqmS$430,000S$5,119 psm×1.000S$5,119 psm
May 2026Blk 27610 TO 1284 sqmS$500,888S$5,963 psm×1.000S$5,963 psm
Apr 2026Blk 27907 TO 0984 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
Apr 2026Blk 27504 TO 0684 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
Feb 2026Blk 26501 TO 0384 sqmS$468,000S$5,571 psm×0.997S$5,555 psm
Jan 2026Blk 27504 TO 0684 sqmS$455,000S$5,417 psm×0.997S$5,401 psm
Jan 2026Blk 27204 TO 06103 sqmS$500,000S$4,854 psm×0.997S$4,840 psm
Dec 2025Blk 27610 TO 1284 sqmS$470,000S$5,595 psm×0.996S$5,573 psm
Nov 2025Blk 27504 TO 0684 sqmS$470,000S$5,595 psm×0.996S$5,573 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.

7.43% gross yield

S$37,200 of rent a year against the estimate above · 0.37 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

ApprovedBlockFlatRent a month
Sept 20262754 ROOMS$3,300
Sept 20262624 ROOMS$3,200
Sept 20262604 ROOMS$3,100
Sept 20262594 ROOMS$2,500
Sept 20262754 ROOMS$2,350
Aug 20262744 ROOMS$3,450
Aug 20262924 ROOMS$3,400
Jul 20262794 ROOMS$3,000

median of 29 HDB rental approvals for 4 ROOM on Yishun St 22 since 2025-10.

Buying or selling at S$500,689?

Buying: Stamp duty on S$500,689 · Cash and CPF needed on S$500,689 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$500,689.

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

Primary schools near 278 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
Oct 2026
Blk 278 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$505,888S$4,864 psm
Nov 2025
Blk 278 · 4 ROOM · 01 TO 03 · Simplified · 59 years left
excluded: outlier
84 sqmS$435,000S$5,179 psm
Aug 2025
Blk 278 · 4 ROOM · 10 TO 12 · Model A · 59 years left
104 sqmS$562,000S$5,404 psm
May 2025
Blk 278 · 4 ROOM · 10 TO 12 · Simplified · 60 years left
84 sqmS$480,000S$5,714 psm
Mar 2024
Blk 278 · 4 ROOM · 07 TO 09 · Simplified · 61 years left
84 sqmS$417,000S$4,964 psm
Feb 2024
Blk 278 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$550,000S$5,288 psm
Aug 2023
Blk 278 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$418,888S$4,987 psm
Jul 2023
Blk 278 · 4 ROOM · 01 TO 03 · Simplified · 61 years left
90 sqmS$440,000S$4,889 psm
Feb 2023
Blk 278 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
84 sqmS$408,000S$4,857 psm
May 2022
Blk 278 · 4 ROOM · 07 TO 09 · Model A · 62 years left
104 sqmS$450,000S$4,327 psm
May 2022
Blk 278 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
84 sqmS$395,000S$4,702 psm
Apr 2022
Blk 278 · 4 ROOM · 10 TO 12 · Model A · 63 years left
104 sqmS$480,000S$4,615 psm
Apr 2022
Blk 278 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$408,000S$3,923 psm
Mar 2022
Blk 278 · 4 ROOM · 07 TO 09 · Model A · 63 years left
104 sqmS$435,000S$4,183 psm
Jan 2022
Blk 278 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$370,888S$4,415 psm
Dec 2021
Blk 278 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$376,000S$4,476 psm
Nov 2021
Blk 278 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$398,000S$3,827 psm
See more

Showing 17 of 64.

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$477,956S$527,702S$571,511S$581,506
10 years47 yearsS$453,880S$553,277S$648,956S$671,853
20 years37 yearsS$399,009S$592,906S$815,701S$874,278

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.