Blk 359 Yishun Ring Rd
Project page · 99-year lease from 1988
Based on 3 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 359 | 04 TO 06 | 146 sqm | S$965,000 | S$6,610 psm | ×1.000 | S$6,610 psm |
| Dec 2025 | Blk 359 | 01 TO 03 | 145 sqm | S$845,000 | S$5,828 psm | ×0.996 | S$5,805 psm |
| Dec 2025 | Blk 359 | 01 TO 03 | 145 sqm | S$880,000 | S$6,069 psm | ×0.996 | S$6,045 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.
4.93% gross yield
S$43,200 of rent a year against the estimate above · 0.23 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$876,544?
Buying: Stamp duty on S$876,544 · Cash and CPF needed on S$876,544 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$876,544.
Each opens with this figure filled in; change anything there.
Primary schools near 359 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 · 51 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 248 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 794 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 919 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongfu School · 1,368 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,376 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,402 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Ahmad Ibrahim Primary School · 1,515 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,609 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,770 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 359 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$965,000 | S$6,610 psm |
| Dec 2025 | Blk 359 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 145 sqm | S$880,000 | S$6,069 psm |
| Dec 2025 | Blk 359 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 145 sqm | S$845,000 | S$5,828 psm |
| Nov 2025 | Blk 359 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left excluded: outlier | 146 sqm | S$1,050,000 | S$7,192 psm |
| Aug 2025 | Blk 359 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$880,000 | S$6,027 psm |
| Jun 2025 | Blk 359 · EXECUTIVE · 10 TO 12 · Apartment · 62 years left | 142 sqm | S$860,000 | S$6,056 psm |
| Jul 2024 | Blk 359 · EXECUTIVE · 10 TO 12 · Apartment · 63 years left | 145 sqm | S$880,000 | S$6,069 psm |
| Jun 2024 | Blk 359 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$835,000 | S$5,719 psm |
| Sept 2023 | Blk 359 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left excluded: outlier | 146 sqm | S$600,000 | S$4,110 psm |
| May 2023 | Blk 359 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$810,000 | S$5,548 psm |
| Dec 2022 | Blk 359 · EXECUTIVE · 04 TO 06 · Apartment · 65 years left | 142 sqm | S$800,000 | S$5,634 psm |
| Nov 2022 | Blk 359 · EXECUTIVE · 04 TO 06 · Apartment · 65 years left | 142 sqm | S$722,000 | S$5,085 psm |
| Jul 2022 | Blk 359 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 146 sqm | S$780,000 | S$5,342 psm |
| Jul 2022 | Blk 359 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 146 sqm | S$750,000 | S$5,137 psm |
| Jul 2022 | Blk 359 · EXECUTIVE · 10 TO 12 · Apartment · 65 years left | 142 sqm | S$735,000 | S$5,176 psm |
| Mar 2022 | Blk 359 · EXECUTIVE · 01 TO 03 · Apartment · 65 years left | 145 sqm | S$682,000 | S$4,703 psm |
Showing 16 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 359 · EXECUTIVE | S$4,100 | — |
| May 2021 | Blk 359 · EXECUTIVE | S$2,700 | — |
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$845,685 | S$933,705 | S$1,011,220 | S$1,028,905 |
| 10 years | 50 years | S$807,288 | S$984,080 | S$1,154,257 | S$1,194,984 |
| 20 years | 40 years | S$721,964 | S$1,072,801 | S$1,475,924 | S$1,581,913 |
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.