homequant
HDB · 760321

Blk 321 Yishun Ctrl

Project page · 99-year lease from 1988

Indicative value range
S$433,000 – S$439,001
Indicative mid S$438,000 · S$5,919 psm

Based on 3 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 32110 TO 1274 sqmS$438,000S$5,919 psm×1.000S$5,919 psm
Jun 2026Blk 32004 TO 0674 sqmS$428,000S$5,784 psm×1.000S$5,784 psm
Apr 2026Blk 32104 TO 0674 sqmS$440,000S$5,946 psm×1.000S$5,946 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.

7.53% gross yield

S$33,000 of rent a year against the estimate above · 0.16 points above flats like it

Homes like this rent for about S$2,750 a month, the middle of 16 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 20263043 ROOMS$2,800
Jul 20263043 ROOMS$2,900
Jun 20263043 ROOMS$3,000
Jun 20263043 ROOMS$2,800
Jun 20263043 ROOMS$2,600
May 20263043 ROOMS$3,000
May 20263213 ROOMS$2,650
Apr 20263043 ROOMS$2,800

median of 16 HDB rental approvals for 3 ROOM on Yishun Ctrl since 2025-10.

Buying or selling at S$438,000?

Buying: Stamp duty on S$438,000 · Cash and CPF needed on S$438,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$438,000.

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

Primary schools near 321 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
Jul 2026
Blk 321 · 4 ROOM · 04 TO 06 · Model A · 61 years left
108 sqmS$582,000S$5,389 psm
Jul 2026
Blk 321 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$438,000S$5,919 psm
Apr 2026
Blk 321 · 4 ROOM · 01 TO 03 · Model A · 61 years left
104 sqmS$515,000S$4,952 psm
Apr 2026
Blk 321 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$440,000S$5,946 psm
Aug 2025
Blk 321 · 3 ROOM · 10 TO 12 · Model A · 62 years left
74 sqmS$452,888S$6,120 psm
May 2025
Blk 321 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$578,000S$5,558 psm
Apr 2025
Blk 321 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$438,000S$5,919 psm
Jan 2025
Blk 321 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$435,000S$5,878 psm
Nov 2024
Blk 321 · 3 ROOM · 10 TO 12 · Model A · 62 years left
74 sqmS$435,000S$5,878 psm
Jul 2024
Blk 321 · 3 ROOM · 01 TO 03 · Model A · 63 years left
74 sqmS$405,000S$5,473 psm
Jun 2024
Blk 321 · 3 ROOM · 01 TO 03 · Model A · 63 years left
74 sqmS$420,000S$5,676 psm
Apr 2023
Blk 321 · 4 ROOM · 07 TO 09 · Model A · 64 years left
104 sqmS$493,000S$4,740 psm
Apr 2023
Blk 321 · 3 ROOM · 10 TO 12 · Model A · 64 years left
74 sqmS$388,888S$5,255 psm
Jan 2023
Blk 321 · 3 ROOM · 01 TO 03 · Model A · 64 years left
74 sqmS$375,000S$5,068 psm
Jun 2022
Blk 321 · 4 ROOM · 04 TO 06 · Model A · 65 years left
105 sqmS$455,000S$4,333 psm
May 2022
Blk 321 · 3 ROOM · 10 TO 12 · Model A · 65 years left
74 sqmS$375,888S$5,080 psm
Apr 2022
Blk 321 · 4 ROOM · 10 TO 12 · Model A · 65 years left
105 sqmS$455,000S$4,333 psm
See more

Showing 17 of 78.

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$422,580S$466,563S$505,296S$514,134
10 years50 yearsS$403,394S$491,735S$576,771S$597,121
20 years40 yearsS$360,758S$536,068S$737,504S$790,466

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.