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HDB · 760312

Blk 312 Yishun Ring Rd

Project page · 99-year lease from 1987

Indicative value range
S$462,822 – S$487,465
Indicative mid S$479,359 · S$5,707 psm

Based on 43 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 78201 TO 0389 sqmS$508,000S$5,708 psm×1.000S$5,708 psm
Sept 2026Blk 16604 TO 0684 sqmS$465,000S$5,536 psm×1.000S$5,536 psm
Sept 2026Blk 25407 TO 0984 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
Sept 2026Blk 23904 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Sept 2026Blk 25410 TO 1284 sqmS$483,000S$5,750 psm×1.000S$5,750 psm
Sept 2026Blk 79404 TO 0684 sqmS$500,000S$5,952 psm×1.000S$5,952 psm
Sept 2026Blk 11307 TO 0984 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Sept 2026Blk 24201 TO 0393 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Aug 2026Blk 13807 TO 0993 sqmS$515,888S$5,547 psm×1.000S$5,547 psm
Aug 2026Blk 31110 TO 1284 sqmS$485,000S$5,774 psm×1.000S$5,774 psm
Aug 2026Blk 80501 TO 0384 sqmS$515,000S$6,131 psm×1.000S$6,131 psm
Aug 2026Blk 24404 TO 0684 sqmS$478,000S$5,690 psm×1.000S$5,690 psm
Aug 2026Blk 25510 TO 1284 sqmS$488,000S$5,810 psm×1.000S$5,810 psm
Aug 2026Blk 13710 TO 1291 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Jul 2026Blk 25310 TO 1284 sqmS$431,888S$5,142 psm×1.000S$5,142 psm
Jul 2026Blk 81201 TO 0384 sqmS$513,000S$6,107 psm×1.000S$6,107 psm
Jul 2026Blk 16610 TO 1284 sqmS$472,000S$5,619 psm×1.000S$5,619 psm
Jun 2026Blk 32907 TO 0984 sqmS$468,000S$5,571 psm×1.000S$5,571 psm
Jun 2026Blk 62407 TO 0985 sqmS$538,888S$6,340 psm×1.000S$6,340 psm
Jun 2026Blk 25704 TO 0684 sqmS$448,000S$5,333 psm×1.000S$5,333 psm
Jun 2026Blk 25201 TO 0388 sqmS$480,000S$5,455 psm×1.000S$5,455 psm
Jun 2026Blk 77507 TO 0983 sqmS$510,000S$6,145 psm×1.000S$6,145 psm
May 2026Blk 12010 TO 1284 sqmS$510,000S$6,071 psm×1.000S$6,071 psm
May 2026Blk 32901 TO 0384 sqmS$480,000S$5,714 psm×1.000S$5,714 psm
May 2026Blk 25101 TO 0388 sqmS$480,000S$5,455 psm×1.000S$5,455 psm
May 2026Blk 11001 TO 0389 sqmS$450,000S$5,056 psm×1.000S$5,056 psm
May 2026Blk 25101 TO 0384 sqmS$435,000S$5,179 psm×1.000S$5,179 psm
May 2026Blk 61901 TO 0385 sqmS$510,000S$6,000 psm×1.000S$6,000 psm
Mar 2026Blk 31110 TO 1284 sqmS$502,888S$5,987 psm×0.997S$5,969 psm
Mar 2026Blk 39501 TO 0384 sqmS$450,000S$5,357 psm×0.997S$5,341 psm
Mar 2026Blk 24101 TO 0393 sqmS$540,000S$5,806 psm×0.997S$5,789 psm
Feb 2026Blk 25310 TO 1284 sqmS$470,000S$5,595 psm×0.997S$5,579 psm
Feb 2026Blk 36710 TO 1286 sqmS$500,000S$5,814 psm×0.997S$5,797 psm
Feb 2026Blk 32704 TO 0684 sqmS$475,000S$5,655 psm×0.997S$5,638 psm
Feb 2026Blk 23710 TO 1293 sqmS$525,000S$5,645 psm×0.997S$5,629 psm
Jan 2026Blk 16607 TO 0984 sqmS$485,000S$5,774 psm×0.997S$5,757 psm
Jan 2026Blk 25504 TO 0684 sqmS$480,000S$5,714 psm×0.997S$5,697 psm
Dec 2025Blk 24104 TO 0696 sqmS$545,000S$5,677 psm×0.996S$5,655 psm
Nov 2025Blk 16607 TO 0983 sqmS$488,000S$5,880 psm×0.996S$5,856 psm
Nov 2025Blk 32704 TO 0684 sqmS$485,000S$5,774 psm×0.996S$5,751 psm
Nov 2025Blk 13910 TO 1293 sqmS$560,000S$6,022 psm×0.996S$5,998 psm
Nov 2025Blk 25501 TO 0384 sqmS$483,000S$5,750 psm×0.996S$5,727 psm
Nov 2025Blk 13710 TO 1296 sqmS$550,000S$5,729 psm×0.996S$5,707 psm

How accurate is this estimate for Yishun Ring Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.

Median error
4.1%

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.

7.76% gross yield

S$37,200 of rent a year against the estimate above · 0.7 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 138 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 20268024 ROOMS$3,600
Sept 20263094 ROOMS$3,200
Sept 20261134 ROOMS$3,100
Sept 20261174 ROOMS$3,100
Sept 20261674 ROOMS$3,050
Sept 20263674 ROOMS$3,000
Sept 20263954 ROOMS$2,850
Aug 20268534 ROOMS$3,500

median of 138 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-10.

Buying or selling at S$479,359?

Buying: Stamp duty on S$479,359 · Cash and CPF needed on S$479,359 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$479,359.

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

Primary schools near 312 Yishun Ring Rd

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
Apr 2025
Blk 312 · 4 ROOM · 01 TO 03 · Simplified · 61 years left
84 sqmS$466,000S$5,548 psm
Feb 2025
Blk 312 · 4 ROOM · 07 TO 09 · Simplified · 61 years left
84 sqmS$488,000S$5,810 psm
Feb 2025
Blk 312 · 4 ROOM · 01 TO 03 · Model A · 61 years left
104 sqmS$520,000S$5,000 psm
Aug 2024
Blk 312 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$520,000S$5,000 psm
Apr 2024
Blk 312 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
84 sqmS$453,000S$5,393 psm
Nov 2023
Blk 312 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$555,000S$5,337 psm
Jul 2023
Blk 312 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
84 sqmS$430,000S$5,119 psm
Jun 2023
Blk 312 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$435,000S$5,179 psm
Apr 2023
Blk 312 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
84 sqmS$430,000S$5,119 psm
Mar 2023
Blk 312 · 4 ROOM · 07 TO 09 · Model A · 63 years left
104 sqmS$510,000S$4,904 psm
Mar 2023
Blk 312 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$420,088S$5,001 psm
Jan 2023
Blk 312 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$390,000S$4,643 psm
Aug 2022
Blk 312 · 4 ROOM · 07 TO 09 · Model A · 64 years left
104 sqmS$489,000S$4,702 psm
Aug 2022
Blk 312 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
84 sqmS$375,000S$4,464 psm
Mar 2022
Blk 312 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
84 sqmS$390,000S$4,643 psm
See more

Showing 15 of 79.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$457,595S$505,221S$547,165S$556,734
10 years49 yearsS$434,545S$529,707S$621,310S$643,232
20 years39 yearsS$382,011S$567,648S$780,952S$837,033

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.