Blk 283 Yishun Ave 6
Project page · 99-year lease from 1985
Based on 9 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 284 | 10 TO 12 | 74 sqm | S$395,000 | S$5,338 psm | ×1.000 | S$5,338 psm |
| Aug 2026 | Blk 282 | 01 TO 03 | 64 sqm | S$380,000 | S$5,938 psm | ×1.000 | S$5,938 psm |
| Aug 2026 | Blk 286 | 07 TO 09 | 74 sqm | S$400,000 | S$5,405 psm | ×1.000 | S$5,405 psm |
| Aug 2026 | Blk 393 | 01 TO 03 | 73 sqm | S$410,000 | S$5,616 psm | ×1.000 | S$5,616 psm |
| May 2026 | Blk 397 | 01 TO 03 | 73 sqm | S$415,000 | S$5,685 psm | ×1.000 | S$5,685 psm |
| Dec 2025 | Blk 286 | 04 TO 06 | 74 sqm | S$425,000 | S$5,743 psm | ×0.996 | S$5,721 psm |
| Dec 2025 | Blk 399 | 10 TO 12 | 73 sqm | S$440,000 | S$6,027 psm | ×0.996 | S$6,004 psm |
| Nov 2025 | Blk 283 | 07 TO 09 | 74 sqm | S$416,888 | S$5,634 psm | ×0.996 | S$5,611 psm |
| Nov 2025 | Blk 283 | 01 TO 03 | 74 sqm | S$395,000 | S$5,338 psm | ×0.996 | S$5,317 psm |
How accurate is this estimate for Yishun Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 70 sales in Yishun Ave 6 since.
- Median error
- 3.5%
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.
7.36% gross yield
S$30,600 of rent a year against the estimate above · 0.09 points below flats like it
Homes like this rent for about S$2,550 a month, the middle of 14 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 |
|---|---|---|---|
| Jul 2026 | 283 | 3 ROOM | S$3,000 |
| May 2026 | 283 | 3 ROOM | S$2,000 |
| Apr 2026 | 287 | 3 ROOM | S$2,800 |
| Apr 2026 | 282 | 3 ROOM | S$2,600 |
| Apr 2026 | 286 | 3 ROOM | S$2,500 |
| Mar 2026 | 287 | 3 ROOM | S$1,250 |
| Feb 2026 | 393 | 3 ROOM | S$2,800 |
| Jan 2026 | 284 | 3 ROOM | S$2,400 |
median of 14 HDB rental approvals for 3 ROOM on Yishun Ave 6 since 2025-10.
Buying or selling at S$415,617?
Buying: Stamp duty on S$415,617 · Cash and CPF needed on S$415,617 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$415,617.
Each opens with this figure filled in; change anything there.
Primary schools near 283 Yishun Ave 6
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 · 21 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 600 m · no 2025 Phase 2C ballot
- Yishun Primary School · 786 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 889 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,334 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,573 m · no 2025 Phase 2C ballot
- North View Primary School · 1,576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,948 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 283 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 105 sqm | S$510,000 | S$4,857 psm |
| Nov 2025 | Blk 283 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 74 sqm | S$395,000 | S$5,338 psm |
| Nov 2025 | Blk 283 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$416,888 | S$5,634 psm |
| Jan 2025 | Blk 283 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$398,000 | S$5,378 psm |
| Nov 2024 | Blk 283 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 105 sqm | S$500,000 | S$4,762 psm |
| Apr 2024 | Blk 283 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$370,000 | S$5,000 psm |
| Feb 2024 | Blk 283 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$460,000 | S$4,423 psm |
| Nov 2023 | Blk 283 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$465,000 | S$4,471 psm |
| Aug 2023 | Blk 283 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$358,000 | S$4,838 psm |
| Jun 2023 | Blk 283 · 3 ROOM · 07 TO 09 · Model A · 61 years left excluded: outlier | 74 sqm | S$320,000 | S$4,324 psm |
| Jul 2022 | Blk 283 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$358,000 | S$4,838 psm |
| Mar 2022 | Blk 283 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 108 sqm | S$410,000 | S$3,796 psm |
| Nov 2021 | Blk 283 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 74 sqm | S$325,000 | S$4,392 psm |
Showing 13 of 92.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 283 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 283 · 3 ROOM | S$2,000 | — |
| Aug 2025 | Blk 283 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 283 · 3 ROOM | S$2,000 | — |
| Mar 2025 | Blk 283 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 283 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 283 · 3 ROOM | S$1,900 | — |
| Apr 2023 | Blk 283 · 4 ROOM | S$3,000 | — |
| Apr 2021 | Blk 283 · 4 ROOM | S$1,950 | — |
| Apr 2021 | Blk 283 · 3 ROOM | S$1,450 | — |
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$396,746 | S$438,040 | S$474,405 | S$482,702 |
| 10 years | 47 years | S$376,761 | S$459,270 | S$538,691 | S$557,698 |
| 20 years | 37 years | S$331,213 | S$492,165 | S$677,104 | S$725,729 |
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.