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HDB · 760390

Blk 390 Yishun Ave 6

Project page · 99-year lease from 1988

Indicative value range
S$458,643 – S$483,094
Indicative mid S$460,000 · S$5,476 psm

Based on 17 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
Aug 2026Blk 28807 TO 0984 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
Jul 2026Blk 43501 TO 0384 sqmS$485,000S$5,774 psm×1.000S$5,774 psm
Jul 2026Blk 38910 TO 1284 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
Jul 2026Blk 43710 TO 1284 sqmS$450,888S$5,368 psm×1.000S$5,368 psm
Jun 2026Blk 43507 TO 0984 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
May 2026Blk 39007 TO 0984 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
Apr 2026Blk 40307 TO 0984 sqmS$505,000S$6,012 psm×1.000S$6,012 psm
Apr 2026Blk 39010 TO 1284 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
Mar 2026Blk 40304 TO 0684 sqmS$450,000S$5,357 psm×0.997S$5,341 psm
Mar 2026Blk 43301 TO 0384 sqmS$480,000S$5,714 psm×0.997S$5,697 psm
Feb 2026Blk 40404 TO 0684 sqmS$458,000S$5,452 psm×0.997S$5,436 psm
Jan 2026Blk 28910 TO 1284 sqmS$460,000S$5,476 psm×0.997S$5,460 psm
Dec 2025Blk 28907 TO 0984 sqmS$470,000S$5,595 psm×0.996S$5,573 psm
Dec 2025Blk 28801 TO 0384 sqmS$475,000S$5,655 psm×0.996S$5,633 psm
Dec 2025Blk 28910 TO 1284 sqmS$490,000S$5,833 psm×0.996S$5,810 psm
Dec 2025Blk 40707 TO 0984 sqmS$500,000S$5,952 psm×0.996S$5,929 psm
Nov 2025Blk 38907 TO 0984 sqmS$485,000S$5,774 psm×0.996S$5,751 psm

How accurate is this estimate for Yishun Ave 6?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 70 sales in Yishun Ave 6 since.

Median error
3.5%

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.

7.83% gross yield

S$36,000 of rent a year against the estimate above · 1.14 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 42 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 20264334 ROOMS$3,000
Sept 20264044 ROOMS$2,500
Aug 20263994 ROOMS$3,200
Aug 20264074 ROOMS$3,100
Aug 20264334 ROOMS$3,100
Aug 20262894 ROOMS$2,950
Aug 20264014 ROOMS$2,900
Aug 20264334 ROOMS$2,800

median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 6 since 2025-10.

Buying or selling at S$460,000?

Buying: Stamp duty on S$460,000 · Cash and CPF needed on S$460,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$460,000.

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

Primary schools near 390 Yishun Ave 6

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
May 2026
Blk 390 · 4 ROOM · 07 TO 09 · Simplified · 61 years left
84 sqmS$455,000S$5,417 psm
Apr 2026
Blk 390 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$460,000S$5,476 psm
Feb 2025
Blk 390 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$500,000S$5,952 psm
Jan 2025
Blk 390 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$485,000S$5,774 psm
Jan 2025
Blk 390 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$480,000S$5,714 psm
Sept 2024
Blk 390 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$485,000S$5,774 psm
Aug 2024
Blk 390 · 4 ROOM · 10 TO 12 · Model A · 63 years left
104 sqmS$525,500S$5,053 psm
Mar 2024
Blk 390 · 4 ROOM · 10 TO 12 · Simplified · 64 years left
84 sqmS$455,000S$5,417 psm
Dec 2022
Blk 390 · 4 ROOM · 07 TO 09 · Model A · 65 years left
104 sqmS$455,000S$4,375 psm
Jun 2022
Blk 390 · 4 ROOM · 10 TO 12 · Simplified · 65 years left
84 sqmS$395,000S$4,702 psm
Apr 2022
Blk 390 · 4 ROOM · 10 TO 12 · Simplified · 65 years left
84 sqmS$382,000S$4,548 psm
Mar 2022
Blk 390 · 4 ROOM · 10 TO 12 · Model A · 65 years left
104 sqmS$450,000S$4,327 psm
Mar 2022
Blk 390 · 4 ROOM · 04 TO 06 · Simplified · 65 years left
84 sqmS$398,000S$4,738 psm
Nov 2021
Blk 390 · 4 ROOM · 04 TO 06 · Model A · 66 years left
104 sqmS$400,000S$3,846 psm
Oct 2021
Blk 390 · 4 ROOM · 10 TO 12 · Simplified · 66 years left
84 sqmS$360,000S$4,286 psm
See more

Showing 15 of 73.

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$443,806S$489,997S$530,677S$539,957
10 years50 yearsS$423,655S$516,434S$605,741S$627,113
20 years40 yearsS$378,879S$562,994S$774,548S$830,169

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.