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HDB · 760349

Blk 349 Yishun Ave 11

Project page · 99-year lease from 1988

Indicative value range
S$531,173 – S$565,315
Indicative mid S$539,423 · S$4,995 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
Sept 2026Blk 42707 TO 09104 sqmS$510,000S$4,904 psm×1.000S$4,904 psm
Jul 2026Blk 34604 TO 06103 sqmS$538,000S$5,223 psm×1.000S$5,223 psm
Jul 2026Blk 44001 TO 03104 sqmS$512,000S$4,923 psm×1.000S$4,923 psm
Jun 2026Blk 41901 TO 03104 sqmS$490,000S$4,712 psm×1.000S$4,712 psm
Jun 2026Blk 42507 TO 09104 sqmS$518,888S$4,989 psm×1.000S$4,989 psm
May 2026Blk 43901 TO 03104 sqmS$520,000S$5,000 psm×1.000S$5,000 psm
May 2026Blk 43901 TO 03104 sqmS$510,000S$4,904 psm×1.000S$4,904 psm
Apr 2026Blk 35010 TO 12103 sqmS$550,000S$5,340 psm×1.000S$5,340 psm
Mar 2026Blk 34904 TO 06104 sqmS$550,000S$5,288 psm×0.997S$5,273 psm
Dec 2025Blk 42307 TO 09104 sqmS$550,000S$5,288 psm×0.996S$5,268 psm
Nov 2025Blk 42510 TO 12104 sqmS$515,000S$4,952 psm×0.996S$4,932 psm
Nov 2025Blk 34310 TO 12104 sqmS$545,000S$5,240 psm×0.996S$5,220 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.

6.67% gross yield

S$36,000 of rent a year against the estimate above · 0.02 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 54 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 20263464 ROOMS$3,300
Sept 20264464 ROOMS$3,100
Sept 20264164 ROOMS$3,000
Aug 20264394 ROOMS$3,000
Aug 20264394 ROOMS$2,950
Aug 20264584 ROOMS$2,900
Aug 20264404 ROOMS$2,400
Jul 2026430A4 ROOMS$3,200

median of 54 HDB rental approvals for 4 ROOM on Yishun Ave 11 since 2025-10.

Buying or selling at S$539,423?

Buying: Stamp duty on S$539,423 · Cash and CPF needed on S$539,423 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$539,423.

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

Primary schools near 349 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Blk 349 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$550,000S$5,288 psm
Sept 2025
Blk 349 · 5 ROOM · 04 TO 06 · Improved · 62 years left
121 sqmS$630,888S$5,214 psm
Aug 2025
Blk 349 · 5 ROOM · 04 TO 06 · Improved · 62 years left
122 sqmS$653,000S$5,352 psm
Jul 2025
Blk 349 · 5 ROOM · 10 TO 12 · Improved · 62 years left
130 sqmS$775,000S$5,962 psm
Apr 2025
Blk 349 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$560,000S$5,385 psm
Jan 2025
Blk 349 · 5 ROOM · 01 TO 03 · Improved · 63 years left
excluded: outlier
122 sqmS$600,000S$4,918 psm
Jul 2024
Blk 349 · 4 ROOM · 01 TO 03 · Model A · 63 years left
108 sqmS$516,000S$4,778 psm
Apr 2024
Blk 349 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$500,000S$4,808 psm
Jul 2023
Blk 349 · 5 ROOM · 01 TO 03 · Improved · 64 years left
121 sqmS$625,000S$5,165 psm
Jul 2023
Blk 349 · 4 ROOM · 10 TO 12 · Model A · 64 years left
108 sqmS$490,000S$4,537 psm
Mar 2023
Blk 349 · 4 ROOM · 07 TO 09 · Model A · 64 years left
108 sqmS$465,000S$4,306 psm
Jan 2023
Blk 349 · 5 ROOM · 04 TO 06 · Improved · 65 years left
130 sqmS$618,000S$4,754 psm
Jan 2023
Blk 349 · 5 ROOM · 10 TO 12 · Improved · 65 years left
121 sqmS$600,000S$4,959 psm
Sept 2022
Blk 349 · 5 ROOM · 10 TO 12 · Improved · 65 years left
121 sqmS$594,000S$4,909 psm
Apr 2022
Blk 349 · 4 ROOM · 04 TO 06 · Model A · 65 years left
103 sqmS$445,000S$4,320 psm
Mar 2022
Blk 349 · 4 ROOM · 07 TO 09 · Model A · 66 years left
104 sqmS$465,000S$4,471 psm
Jan 2022
Blk 349 · 5 ROOM · 07 TO 09 · Improved · 66 years left
121 sqmS$520,000S$4,298 psm
Dec 2021
Blk 349 · 4 ROOM · 07 TO 09 · Model A · 66 years left
108 sqmS$423,000S$3,917 psm
See more

Showing 18 of 87.

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$520,433S$574,600S$622,303S$633,186
10 years50 yearsS$496,803S$605,601S$710,328S$735,390
20 years40 yearsS$444,295S$660,200S$908,280S$973,506

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.