Blk 391 Yishun Ave 6
Project page · 99-year lease from 1988
Based on 10 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 405 | 04 TO 06 | 142 sqm | S$880,000 | S$6,197 psm | ×0.997 | S$6,179 psm |
| Dec 2025 | Blk 405 | 10 TO 12 | 148 sqm | S$938,888 | S$6,344 psm | ×0.996 | S$6,319 psm |
| Sept 2025 | Blk 405 | 04 TO 06 | 142 sqm | S$890,000 | S$6,268 psm | ×0.996 | S$6,240 psm |
| Jul 2025 | Blk 391 | 10 TO 12 | 146 sqm | S$940,000 | S$6,438 psm | ×0.996 | S$6,410 psm |
| Jun 2025 | Blk 406 | 01 TO 03 | 148 sqm | S$878,000 | S$5,932 psm | ×1.000 | S$5,930 psm |
| May 2025 | Blk 405 | 04 TO 06 | 148 sqm | S$935,888 | S$6,324 psm | ×1.000 | S$6,320 psm |
| Apr 2025 | Blk 406 | 04 TO 06 | 142 sqm | S$807,000 | S$5,683 psm | ×1.000 | S$5,680 psm |
| Feb 2025 | Blk 391 | 07 TO 09 | 146 sqm | S$913,888 | S$6,260 psm | ×1.009 | S$6,316 psm |
| Dec 2024 | Blk 392 | 10 TO 12 | 142 sqm | S$860,000 | S$6,056 psm | ×1.025 | S$6,206 psm |
| Nov 2024 | Blk 405 | 04 TO 06 | 148 sqm | S$855,500 | S$5,780 psm | ×1.025 | S$5,924 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.
4.48% gross yield
S$39,600 of rent a year against the estimate above · 0.22 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 6 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 | 391 | EXECUTIVE | S$3,300 |
| May 2026 | 392 | EXECUTIVE | S$3,300 |
| Feb 2026 | 405 | EXECUTIVE | S$3,300 |
| Dec 2025 | 391 | EXECUTIVE | S$3,300 |
| Dec 2025 | 391 | EXECUTIVE | S$3,300 |
| Dec 2025 | 405 | EXECUTIVE | S$2,600 |
median of 6 HDB rental approvals for EXECUTIVE on Yishun Ave 6 since 2025-10.
Buying or selling at S$883,680?
Buying: Stamp duty on S$883,680 · Cash and CPF needed on S$883,680 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$883,680.
Each opens with this figure filled in; change anything there.
Primary schools near 391 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
- North View Primary School · 139 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 458 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Xishan Primary School · 1,184 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,411 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,663 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,807 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Ahmad Ibrahim Primary School · 1,813 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 391 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 146 sqm | S$940,000 | S$6,438 psm |
| Feb 2025 | Blk 391 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$913,888 | S$6,260 psm |
| Jan 2024 | Blk 391 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$850,000 | S$5,822 psm |
| Oct 2023 | Blk 391 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 142 sqm | S$753,000 | S$5,303 psm |
| Nov 2022 | Blk 391 · EXECUTIVE · 04 TO 06 · Apartment · 65 years left | 142 sqm | S$735,000 | S$5,176 psm |
| Sept 2022 | Blk 391 · EXECUTIVE · 07 TO 09 · Apartment · 65 years left | 142 sqm | S$740,000 | S$5,211 psm |
| May 2022 | Blk 391 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 146 sqm | S$750,000 | S$5,137 psm |
| Apr 2022 | Blk 391 · EXECUTIVE · 07 TO 09 · Apartment · 65 years left | 142 sqm | S$710,000 | S$5,000 psm |
| Apr 2022 | Blk 391 · EXECUTIVE · 07 TO 09 · Apartment · 65 years left | 145 sqm | S$700,000 | S$4,828 psm |
Showing 9 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Dec 2025 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Dec 2025 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Aug 2025 | Blk 391 · EXECUTIVE | S$2,500 | — |
| Jun 2025 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Oct 2024 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Mar 2024 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Dec 2023 | Blk 391 · EXECUTIVE | S$3,200 | — |
| Oct 2023 | Blk 391 · EXECUTIVE | S$3,600 | — |
| Sept 2023 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Jul 2023 | Blk 391 · EXECUTIVE | S$2,500 | — |
| Mar 2023 | Blk 391 · EXECUTIVE | S$2,400 | — |
| Feb 2023 | Blk 391 · EXECUTIVE | S$2,700 | — |
| Aug 2022 | Blk 391 · EXECUTIVE | S$3,300 | — |
| Nov 2021 | Blk 391 · EXECUTIVE | S$2,600 | — |
| Jun 2021 | Blk 391 · EXECUTIVE | S$2,000 | — |
| Mar 2021 | Blk 391 · EXECUTIVE | S$2,100 | — |
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$852,570 | S$941,306 | S$1,019,453 | S$1,037,282 |
| 10 years | 50 years | S$813,861 | S$992,092 | S$1,163,655 | S$1,204,713 |
| 20 years | 40 years | S$727,842 | S$1,081,535 | S$1,487,940 | S$1,594,792 |
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.