Blk 326 Yishun Ring Rd
Project page · 99-year lease from 1988
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 326 | 04 TO 06 | 146 sqm | S$900,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Jul 2026 | Blk 326 | 10 TO 12 | 146 sqm | S$865,000 | S$5,925 psm | ×1.000 | S$5,925 psm |
| Jun 2026 | Blk 326 | 10 TO 12 | 146 sqm | S$985,000 | S$6,747 psm | ×1.000 | S$6,747 psm |
| Apr 2026 | Blk 326 | 07 TO 09 | 146 sqm | S$888,000 | S$6,082 psm | ×1.000 | S$6,082 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.
4.83% gross yield
S$43,200 of rent a year against the estimate above · 0.13 points above flats like it
Homes like this rent for about S$3,600 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 4.70%, from 17 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 |
|---|---|---|---|
| Jul 2026 | 387 | EXECUTIVE | S$3,900 |
| Jul 2026 | 387 | EXECUTIVE | S$3,700 |
| Jul 2026 | 328 | EXECUTIVE | S$3,600 |
| Jun 2026 | 352 | EXECUTIVE | S$3,000 |
| Mar 2026 | 618 | EXECUTIVE | S$3,100 |
| Mar 2026 | 328 | EXECUTIVE | S$3,000 |
| Mar 2026 | 360 | EXECUTIVE | S$2,350 |
| Feb 2026 | 359 | EXECUTIVE | S$4,100 |
median of 16 HDB rental approvals for EXECUTIVE on Yishun Ring Rd since 2025-10.
Buying or selling at S$893,999?
Buying: Stamp duty on S$893,999 · Cash and CPF needed on S$893,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$893,999.
Each opens with this figure filled in; change anything there.
Primary schools near 326 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
- Huamin Primary School · 199 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 486 m · no 2025 Phase 2C ballot
- North View Primary School · 627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 853 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongfu School · 1,013 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jiemin Primary School · 1,264 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,437 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 1,600 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 326 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Jul 2026 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 146 sqm | S$865,000 | S$5,925 psm |
| Jun 2026 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 146 sqm | S$985,000 | S$6,747 psm |
| Apr 2026 | Blk 326 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 146 sqm | S$888,000 | S$6,082 psm |
| Sept 2025 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 146 sqm | S$910,000 | S$6,233 psm |
| Aug 2025 | Blk 326 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$870,000 | S$5,959 psm |
| Jun 2025 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 146 sqm | S$925,000 | S$6,336 psm |
| Aug 2024 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 153 sqm | S$950,000 | S$6,209 psm |
| Apr 2024 | Blk 326 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$880,000 | S$6,027 psm |
| Mar 2024 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$820,000 | S$5,616 psm |
| Dec 2023 | Blk 326 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 146 sqm | S$770,000 | S$5,274 psm |
| Nov 2023 | Blk 326 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 146 sqm | S$860,000 | S$5,890 psm |
| Apr 2023 | Blk 326 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 142 sqm | S$790,000 | S$5,563 psm |
| Oct 2022 | Blk 326 · EXECUTIVE · 07 TO 09 · Apartment · 65 years left | 142 sqm | S$770,800 | S$5,428 psm |
| Jun 2022 | Blk 326 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 146 sqm | S$750,000 | S$5,137 psm |
| Apr 2022 | Blk 326 · EXECUTIVE · 10 TO 12 · Apartment · 65 years left | 142 sqm | S$745,000 | S$5,246 psm |
Showing 16 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 326 · EXECUTIVE | S$3,600 | — |
| Jan 2026 | Blk 326 · EXECUTIVE | S$3,800 | — |
| Nov 2025 | Blk 326 · EXECUTIVE | S$3,600 | — |
| Apr 2025 | Blk 326 · EXECUTIVE | S$2,200 | — |
| Mar 2025 | Blk 326 · EXECUTIVE | S$4,200 | — |
| Apr 2024 | Blk 326 · EXECUTIVE | S$3,600 | — |
| Jan 2024 | Blk 326 · EXECUTIVE | S$3,800 | — |
| Jan 2024 | Blk 326 · EXECUTIVE | S$3,500 | — |
| Oct 2023 | Blk 326 · EXECUTIVE | S$3,500 | — |
| Apr 2023 | Blk 326 · EXECUTIVE | S$2,200 | — |
| Mar 2023 | Blk 326 · EXECUTIVE | S$4,500 | — |
| Jan 2023 | Blk 326 · EXECUTIVE | S$3,200 | — |
| Apr 2022 | Blk 326 · EXECUTIVE | S$2,100 | — |
| May 2021 | Blk 326 · EXECUTIVE | S$2,500 | — |
| May 2021 | Blk 326 · EXECUTIVE | S$2,100 | — |
| Feb 2021 | Blk 326 · EXECUTIVE | S$2,300 | — |
| Feb 2021 | Blk 326 · EXECUTIVE | S$1,900 | — |
| Jan 2021 | Blk 326 · EXECUTIVE | S$2,300 | — |
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$862,526 | S$952,298 | S$1,031,357 | S$1,049,394 |
| 10 years | 50 years | S$823,364 | S$1,003,676 | S$1,177,243 | S$1,218,780 |
| 20 years | 40 years | S$736,341 | S$1,094,164 | S$1,505,314 | S$1,613,414 |
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.