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HDB · 760320

Blk 320 Yishun Ctrl

Project page · 99-year lease from 1988

Indicative value range
S$526,772 – S$561,812
Indicative mid S$544,435 · S$5,235 psm

Based on 12 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
Jul 2026Blk 32104 TO 06108 sqmS$582,000S$5,389 psm×1.000S$5,389 psm
May 2026Blk 30607 TO 09108 sqmS$630,000S$5,833 psm×1.000S$5,833 psm
May 2026Blk 32004 TO 06104 sqmS$522,888S$5,028 psm×1.000S$5,028 psm
May 2026Blk 32004 TO 06105 sqmS$558,000S$5,314 psm×1.000S$5,314 psm
Apr 2026Blk 30501 TO 03108 sqmS$560,000S$5,185 psm×1.000S$5,185 psm
Apr 2026Blk 30307 TO 09104 sqmS$537,000S$5,163 psm×1.000S$5,163 psm
Apr 2026Blk 32101 TO 03104 sqmS$515,000S$4,952 psm×1.000S$4,952 psm
Mar 2026Blk 30504 TO 06108 sqmS$528,888S$4,897 psm×0.997S$4,883 psm
Mar 2026Blk 32210 TO 12104 sqmS$580,000S$5,577 psm×0.997S$5,560 psm
Feb 2026Blk 30601 TO 03108 sqmS$550,000S$5,093 psm×0.997S$5,078 psm
Dec 2025Blk 30204 TO 06108 sqmS$590,000S$5,463 psm×0.996S$5,442 psm
Dec 2025Blk 30407 TO 09108 sqmS$573,000S$5,306 psm×0.996S$5,285 psm

How accurate is this estimate for Yishun Ctrl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Yishun Ctrl since.

Median error
2.9%

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.

6.83% gross yield

S$37,200 of rent a year against the estimate above · 0.14 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 22 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 20263234 ROOMS$3,100
Aug 20263214 ROOMS$3,300
Jul 20263204 ROOMS$3,300
Jul 20263054 ROOMS$2,800
Jul 20263064 ROOMS$2,800
Apr 20263024 ROOMS$3,300
Apr 20263054 ROOMS$3,300
Apr 20263234 ROOMS$3,100

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

Buying or selling at S$544,435?

Buying: Stamp duty on S$544,435 · Cash and CPF needed on S$544,435 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$544,435.

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

Primary schools near 320 Yishun Ctrl

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
Jun 2026
Blk 320 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$428,000S$5,784 psm
May 2026
Blk 320 · 4 ROOM · 04 TO 06 · Model A · 61 years left
105 sqmS$558,000S$5,314 psm
May 2026
Blk 320 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$522,888S$5,028 psm
Jul 2025
Blk 320 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$435,000S$5,878 psm
Jul 2025
Blk 320 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$420,000S$5,676 psm
Jan 2025
Blk 320 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$580,000S$5,577 psm
May 2024
Blk 320 · 4 ROOM · 01 TO 03 · Model A · 63 years left
105 sqmS$515,000S$4,905 psm
Mar 2024
Blk 320 · 4 ROOM · 04 TO 06 · Model A · 63 years left
105 sqmS$522,000S$4,971 psm
Jan 2024
Blk 320 · 3 ROOM · 01 TO 03 · Model A · 63 years left
74 sqmS$390,000S$5,270 psm
Dec 2023
Blk 320 · 3 ROOM · 10 TO 12 · Model A · 63 years left
74 sqmS$410,000S$5,541 psm
Aug 2023
Blk 320 · 4 ROOM · 04 TO 06 · Model A · 64 years left
104 sqmS$486,588S$4,679 psm
May 2023
Blk 320 · 3 ROOM · 10 TO 12 · Model A · 64 years left
excluded: outlier
74 sqmS$420,000S$5,676 psm
Mar 2023
Blk 320 · 3 ROOM · 10 TO 12 · Model A · 64 years left
74 sqmS$390,000S$5,270 psm
Nov 2022
Blk 320 · 4 ROOM · 07 TO 09 · Model A · 64 years left
108 sqmS$485,000S$4,491 psm
Oct 2022
Blk 320 · 3 ROOM · 01 TO 03 · Model A · 64 years left
74 sqmS$373,000S$5,041 psm
Aug 2022
Blk 320 · 4 ROOM · 04 TO 06 · Model A · 65 years left
104 sqmS$483,088S$4,645 psm
Jun 2022
Blk 320 · 3 ROOM · 04 TO 06 · Model A · 65 years left
74 sqmS$353,000S$4,770 psm
Dec 2021
Blk 320 · 4 ROOM · 10 TO 12 · Model A · 65 years left
105 sqmS$455,000S$4,333 psm
Oct 2021
Blk 320 · 3 ROOM · 10 TO 12 · Model A · 65 years left
74 sqmS$355,000S$4,797 psm
See more

Showing 19 of 84.

Sale prices as filed in caveats.

Where the lease takes this

About 60 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 years55 yearsS$525,268S$579,938S$628,084S$639,069
10 years50 yearsS$501,419S$611,227S$716,927S$742,223
20 years40 yearsS$448,423S$666,333S$916,719S$982,550

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.