Blk 279 Yishun St 22
Project page · 99-year lease from 1985
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 275 | 07 TO 09 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| 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 |
| Jul 2026 | Blk 263 | 04 TO 06 | 84 sqm | S$505,000 | S$6,012 psm | ×1.000 | S$6,012 psm |
| Jun 2026 | Blk 269 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| May 2026 | Blk 276 | 04 TO 06 | 84 sqm | S$430,000 | S$5,119 psm | ×1.000 | S$5,119 psm |
| May 2026 | Blk 276 | 10 TO 12 | 84 sqm | S$500,888 | S$5,963 psm | ×1.000 | S$5,963 psm |
| Apr 2026 | Blk 279 | 07 TO 09 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Apr 2026 | Blk 275 | 04 TO 06 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Feb 2026 | Blk 265 | 01 TO 03 | 84 sqm | S$468,000 | S$5,571 psm | ×0.997 | S$5,555 psm |
| Jan 2026 | Blk 275 | 04 TO 06 | 84 sqm | S$455,000 | S$5,417 psm | ×0.997 | S$5,401 psm |
| Dec 2025 | Blk 276 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Nov 2025 | Blk 275 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$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.
7.95% 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 279 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 · 123 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 465 m · no 2025 Phase 2C ballot
- Yishun Primary School · 552 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 650 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,341 m · no 2025 Phase 2C ballot
- North View Primary School · 1,624 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,860 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 1,890 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 279 · 4 ROOM · 07 TO 09 · Simplified · 58 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Apr 2026 | Blk 279 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 104 sqm | S$508,000 | S$4,885 psm |
| Jan 2025 | Blk 279 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Dec 2023 | Blk 279 · 4 ROOM · 04 TO 06 · Simplified · 61 years left excluded: outlier | 84 sqm | S$490,000 | S$5,833 psm |
| Nov 2023 | Blk 279 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Sept 2023 | Blk 279 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$425,000 | S$5,060 psm |
| Aug 2023 | Blk 279 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Aug 2023 | Blk 279 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$418,000 | S$4,976 psm |
| Mar 2023 | Blk 279 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$390,000 | S$4,643 psm |
| Jan 2023 | Blk 279 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$415,000 | S$4,940 psm |
| Aug 2022 | Blk 279 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Jul 2022 | Blk 279 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 90 sqm | S$406,888 | S$4,521 psm |
| May 2022 | Blk 279 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$390,000 | S$4,643 psm |
| Apr 2022 | Blk 279 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$410,000 | S$3,942 psm |
| Mar 2022 | Blk 279 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$400,000 | S$4,762 psm |
| Nov 2021 | Blk 279 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$421,000 | S$4,048 psm |
Showing 16 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 279 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 279 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 279 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 279 · 4 ROOM | S$2,300 | — |
| Jul 2023 | Blk 279 · 4 ROOM | S$2,300 | — |
| Jul 2022 | Blk 279 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 279 · 4 ROOM | S$1,600 | — |
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$446,751 | S$493,249 | S$534,198 | S$543,541 |
| 10 years | 47 years | S$424,247 | S$517,155 | S$606,587 | S$627,990 |
| 20 years | 37 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.