Blk 323 Yishun Ctrl
Project page · 99-year lease from 1988
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 321 | 04 TO 06 | 108 sqm | S$582,000 | S$5,389 psm | ×1.000 | S$5,389 psm |
| May 2026 | Blk 306 | 07 TO 09 | 108 sqm | S$630,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| May 2026 | Blk 320 | 04 TO 06 | 104 sqm | S$522,888 | S$5,028 psm | ×1.000 | S$5,028 psm |
| May 2026 | Blk 320 | 04 TO 06 | 105 sqm | S$558,000 | S$5,314 psm | ×1.000 | S$5,314 psm |
| Apr 2026 | Blk 305 | 01 TO 03 | 108 sqm | S$560,000 | S$5,185 psm | ×1.000 | S$5,185 psm |
| Apr 2026 | Blk 303 | 07 TO 09 | 104 sqm | S$537,000 | S$5,163 psm | ×1.000 | S$5,163 psm |
| Apr 2026 | Blk 321 | 01 TO 03 | 104 sqm | S$515,000 | S$4,952 psm | ×1.000 | S$4,952 psm |
| Mar 2026 | Blk 305 | 04 TO 06 | 108 sqm | S$528,888 | S$4,897 psm | ×0.997 | S$4,883 psm |
| Mar 2026 | Blk 322 | 10 TO 12 | 104 sqm | S$580,000 | S$5,577 psm | ×0.997 | S$5,560 psm |
| Feb 2026 | Blk 306 | 01 TO 03 | 108 sqm | S$550,000 | S$5,093 psm | ×0.997 | S$5,078 psm |
| Dec 2025 | Blk 302 | 04 TO 06 | 108 sqm | S$590,000 | S$5,463 psm | ×0.996 | S$5,442 psm |
| Dec 2025 | Blk 304 | 07 TO 09 | 108 sqm | S$573,000 | S$5,306 psm | ×0.996 | S$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.
6.58% gross yield
S$37,200 of rent a year against the estimate above · 0.11 points below 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 323 | 4 ROOM | S$3,100 |
| Aug 2026 | 321 | 4 ROOM | S$3,300 |
| Jul 2026 | 320 | 4 ROOM | S$3,300 |
| Jul 2026 | 305 | 4 ROOM | S$2,800 |
| Jul 2026 | 306 | 4 ROOM | S$2,800 |
| Apr 2026 | 302 | 4 ROOM | S$3,300 |
| Apr 2026 | 305 | 4 ROOM | S$3,300 |
| Apr 2026 | 323 | 4 ROOM | S$3,100 |
median of 22 HDB rental approvals for 4 ROOM on Yishun Ctrl since 2025-10.
Buying or selling at S$565,375?
Buying: Stamp duty on S$565,375 · Cash and CPF needed on S$565,375 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$565,375.
Each opens with this figure filled in; change anything there.
Primary schools near 323 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
- Huamin Primary School · 250 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 506 m · no 2025 Phase 2C ballot
- Northland Primary School · 687 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,037 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongfu School · 1,117 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,117 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,253 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 1,403 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 323 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 122 sqm | S$635,000 | S$5,205 psm |
| Nov 2025 | Blk 323 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Aug 2024 | Blk 323 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 122 sqm | S$666,000 | S$5,459 psm |
| Jun 2023 | Blk 323 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$490,000 | S$4,712 psm |
| Mar 2023 | Blk 323 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 108 sqm | S$498,000 | S$4,611 psm |
| Jan 2023 | Blk 323 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 106 sqm | S$490,000 | S$4,623 psm |
| Nov 2022 | Blk 323 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 108 sqm | S$452,888 | S$4,193 psm |
| Aug 2022 | Blk 323 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 108 sqm | S$468,000 | S$4,333 psm |
| Jun 2022 | Blk 323 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 108 sqm | S$485,000 | S$4,491 psm |
| Jun 2022 | Blk 323 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 106 sqm | S$455,000 | S$4,292 psm |
| Apr 2022 | Blk 323 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 122 sqm | S$516,000 | S$4,230 psm |
| Mar 2022 | Blk 323 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 108 sqm | S$427,000 | S$3,954 psm |
| Nov 2021 | Blk 323 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$567,000 | S$4,648 psm |
Showing 13 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 323 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 323 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 323 · 5 ROOM | S$3,800 | — |
| Dec 2025 | Blk 323 · 4 ROOM | S$3,250 | — |
| Dec 2025 | Blk 323 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 323 · 5 ROOM | S$3,400 | — |
| Oct 2024 | Blk 323 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 323 · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 323 · 5 ROOM | S$3,800 | — |
| Dec 2023 | Blk 323 · 4 ROOM | S$3,450 | — |
| Dec 2023 | Blk 323 · 4 ROOM | S$3,150 | — |
| Jun 2023 | Blk 323 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 323 · 5 ROOM | S$3,200 | — |
| Nov 2022 | Blk 323 · 4 ROOM | S$3,450 | — |
| Apr 2022 | Blk 323 · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 323 · 5 ROOM | S$1,500 | — |
| May 2021 | Blk 323 · 4 ROOM | S$1,950 | — |
| Apr 2021 | Blk 323 · 5 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$545,471 | S$602,244 | S$652,241 | S$663,648 |
| 10 years | 50 years | S$520,704 | S$634,736 | S$744,501 | S$770,770 |
| 20 years | 40 years | S$465,670 | S$691,961 | S$951,977 | S$1,020,341 |
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.