Blk 289 Yishun Ave 6
Project page · 99-year lease from 1987
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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 289 | 10 TO 12 | 84 sqm | S$460,000 | S$5,476 psm | ×0.997 | S$5,460 psm |
| Dec 2025 | Blk 289 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Dec 2025 | Blk 289 | 10 TO 12 | 84 sqm | S$490,000 | S$5,833 psm | ×0.996 | S$5,810 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.
7.69% gross yield
S$36,000 of rent a year against the estimate above · 0.63 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 42 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 | 433 | 4 ROOM | S$3,000 |
| Sept 2026 | 404 | 4 ROOM | S$2,500 |
| Aug 2026 | 399 | 4 ROOM | S$3,200 |
| Aug 2026 | 407 | 4 ROOM | S$3,100 |
| Aug 2026 | 433 | 4 ROOM | S$3,100 |
| Aug 2026 | 289 | 4 ROOM | S$2,950 |
| Aug 2026 | 401 | 4 ROOM | S$2,900 |
| Aug 2026 | 433 | 4 ROOM | S$2,800 |
median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 6 since 2025-10.
Buying or selling at S$468,154?
Buying: Stamp duty on S$468,154 · Cash and CPF needed on S$468,154 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$468,154.
Each opens with this figure filled in; change anything there.
Primary schools near 289 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 · 137 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 705 m · no 2025 Phase 2C ballot
- Yishun Primary School · 851 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Huamin Primary School · 1,451 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,640 m · no 2025 Phase 2C ballot
- North View Primary School · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 1,984 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 289 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 122 sqm | S$565,000 | S$4,631 psm |
| May 2026 | Blk 289 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 122 sqm | S$658,000 | S$5,393 psm |
| May 2026 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 60 years left excluded: outlier | 84 sqm | S$550,000 | S$6,548 psm |
| Jan 2026 | Blk 289 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 122 sqm | S$628,888 | S$5,155 psm |
| Jan 2026 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Dec 2025 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$490,000 | S$5,833 psm |
| Dec 2025 | Blk 289 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Jul 2025 | Blk 289 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$480,000 | S$5,714 psm |
| May 2025 | Blk 289 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$483,000 | S$5,750 psm |
| Dec 2024 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Mar 2024 | Blk 289 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Nov 2023 | Blk 289 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$562,000 | S$4,607 psm |
| Nov 2023 | Blk 289 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$435,000 | S$5,179 psm |
| Oct 2023 | Blk 289 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 109 sqm | S$485,500 | S$4,454 psm |
| Aug 2023 | Blk 289 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$430,000 | S$5,119 psm |
| Aug 2023 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$428,000 | S$5,095 psm |
| May 2023 | Blk 289 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 122 sqm | S$545,000 | S$4,467 psm |
| Oct 2022 | Blk 289 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 122 sqm | S$540,000 | S$4,426 psm |
| Oct 2022 | Blk 289 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$380,000 | S$4,524 psm |
| Aug 2022 | Blk 289 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 103 sqm | S$460,000 | S$4,466 psm |
| May 2022 | Blk 289 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 122 sqm | S$525,000 | S$4,303 psm |
| Apr 2022 | Blk 289 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$380,000 | S$4,524 psm |
| Jan 2022 | Blk 289 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 84 sqm | S$380,000 | S$4,524 psm |
| Oct 2021 | Blk 289 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 122 sqm | S$470,000 | S$3,852 psm |
| Oct 2021 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$375,000 | S$4,464 psm |
| Oct 2021 | Blk 289 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$370,000 | S$4,405 psm |
Showing 26 of 109.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 289 · 5 ROOM | S$3,500 | — |
| Aug 2026 | Blk 289 · 4 ROOM | S$2,950 | — |
| Aug 2026 | Blk 289 · 5 ROOM | S$2,500 | — |
| Apr 2026 | Blk 289 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 289 · 5 ROOM | S$3,350 | — |
| Aug 2025 | Blk 289 · 5 ROOM | S$2,000 | — |
| Aug 2025 | Blk 289 · 5 ROOM | S$1,500 | — |
| May 2025 | Blk 289 · 5 ROOM | S$1,000 | — |
| Oct 2024 | Blk 289 · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 289 · 5 ROOM | S$2,300 | — |
| Aug 2024 | Blk 289 · 5 ROOM | S$2,000 | — |
| Jul 2024 | Blk 289 · 4 ROOM | S$2,460 | — |
| Mar 2024 | Blk 289 · 4 ROOM | S$3,200 | — |
| Jan 2024 | Blk 289 · 5 ROOM | S$1,900 | — |
| Jul 2023 | Blk 289 · 5 ROOM | S$2,800 | — |
| Jul 2023 | Blk 289 · 5 ROOM | S$2,000 | — |
| May 2023 | Blk 289 · 4 ROOM | S$3,100 | — |
| Oct 2022 | Blk 289 · 4 ROOM | S$2,500 | — |
| Aug 2022 | Blk 289 · 5 ROOM | S$2,100 | — |
| Jan 2022 | Blk 289 · 5 ROOM | S$1,900 | — |
| Dec 2021 | Blk 289 · 4 ROOM | S$1,200 | — |
| Oct 2021 | Blk 289 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 289 · 5 ROOM | S$2,200 | — |
| Aug 2021 | Blk 289 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 289 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 289 · 5 ROOM | S$1,950 | — |
| Feb 2021 | Blk 289 · 4 ROOM | S$2,100 | — |
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 59 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 | 54 years | S$446,898 | S$493,411 | S$534,374 | S$543,719 |
| 10 years | 49 years | S$424,387 | S$517,325 | S$606,786 | S$628,196 |
| 20 years | 39 years | S$373,081 | S$554,379 | S$762,696 | S$817,467 |
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.