Blk 344 Yishun Ave 11
Project page · 99-year lease from 1988
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 351 | 04 TO 06 | 154 sqm | S$860,000 | S$5,584 psm | ×1.000 | S$5,584 psm |
| Feb 2026 | Blk 344 | 01 TO 03 | 146 sqm | S$930,000 | S$6,370 psm | ×0.997 | S$6,351 psm |
| Feb 2026 | Blk 351 | 07 TO 09 | 146 sqm | S$953,000 | S$6,527 psm | ×0.997 | S$6,508 psm |
How accurate is this estimate for Yishun Ave 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Yishun Ave 11 since.
- Median error
- 3.7%
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.
4.66% gross yield
S$43,200 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 2 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 |
|---|---|---|---|
| Feb 2026 | 350A | EXECUTIVE | S$3,200 |
| Nov 2025 | 350A | EXECUTIVE | S$4,000 |
median of 2 HDB rental approvals for EXECUTIVE on Yishun Ave 11 since 2025-10.
Buying or selling at S$927,256?
Buying: Stamp duty on S$927,256 · Cash and CPF needed on S$927,256 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$927,256.
Each opens with this figure filled in; change anything there.
Primary schools near 344 Yishun Ave 11
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 · 80 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 412 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 693 m · no 2025 Phase 2C ballot
- Northland Primary School · 861 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Chongfu School · 1,140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,161 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,304 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,461 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,468 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 1,729 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$930,000 | S$6,370 psm |
| Jan 2025 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 145 sqm | S$890,000 | S$6,138 psm |
| Mar 2024 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 145 sqm | S$820,000 | S$5,655 psm |
| Aug 2023 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$855,000 | S$5,856 psm |
| Aug 2023 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 145 sqm | S$780,000 | S$5,379 psm |
| Jan 2023 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 145 sqm | S$755,000 | S$5,207 psm |
| Dec 2021 | Blk 344 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 154 sqm | S$651,000 | S$4,227 psm |
Showing 7 of 16.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 344 · EXECUTIVE | S$3,400 | — |
| Apr 2023 | Blk 344 · EXECUTIVE | S$3,400 | — |
| Apr 2021 | Blk 344 · EXECUTIVE | S$2,000 | — |
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$894,612 | S$987,724 | S$1,069,724 | S$1,088,432 |
| 10 years | 50 years | S$853,994 | S$1,041,014 | S$1,221,037 | S$1,264,119 |
| 20 years | 40 years | S$763,734 | S$1,134,868 | S$1,561,313 | S$1,673,434 |
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.