Blk 396 Yishun Ave 6
Project page · 99-year lease from 1988
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 393 | 01 TO 03 | 104 sqm | S$510,000 | S$4,904 psm | ×1.000 | S$4,904 psm |
| Oct 2026 | Blk 287 | 10 TO 12 | 108 sqm | S$565,000 | S$5,231 psm | ×1.000 | S$5,231 psm |
| Sept 2026 | Blk 407 | 07 TO 09 | 104 sqm | S$538,000 | S$5,173 psm | ×1.000 | S$5,173 psm |
| Sept 2026 | Blk 403 | 07 TO 09 | 104 sqm | S$535,000 | S$5,144 psm | ×1.000 | S$5,144 psm |
| Aug 2026 | Blk 389 | 07 TO 09 | 104 sqm | S$550,000 | S$5,288 psm | ×1.000 | S$5,288 psm |
| Jul 2026 | Blk 389 | 10 TO 12 | 104 sqm | S$530,000 | S$5,096 psm | ×1.000 | S$5,096 psm |
| Jun 2026 | Blk 283 | 04 TO 06 | 105 sqm | S$510,000 | S$4,857 psm | ×1.000 | S$4,857 psm |
| Jun 2026 | Blk 397 | 07 TO 09 | 108 sqm | S$530,888 | S$4,916 psm | ×1.000 | S$4,916 psm |
| Jun 2026 | Blk 407 | 04 TO 06 | 104 sqm | S$525,000 | S$5,048 psm | ×1.000 | S$5,048 psm |
| May 2026 | Blk 437 | 07 TO 09 | 104 sqm | S$515,000 | S$4,952 psm | ×1.000 | S$4,952 psm |
| May 2026 | Blk 401 | 01 TO 03 | 104 sqm | S$538,000 | S$5,173 psm | ×1.000 | S$5,173 psm |
| Apr 2026 | Blk 394 | 01 TO 03 | 104 sqm | S$500,000 | S$4,808 psm | ×1.000 | S$4,808 psm |
| Jan 2026 | Blk 401 | 01 TO 03 | 108 sqm | S$553,000 | S$5,120 psm | ×0.997 | S$5,105 psm |
| Jan 2026 | Blk 396 | 01 TO 03 | 104 sqm | S$540,000 | S$5,192 psm | ×0.997 | S$5,177 psm |
| Jan 2026 | Blk 404 | 01 TO 03 | 104 sqm | S$520,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Jan 2026 | Blk 437 | 07 TO 09 | 104 sqm | S$540,000 | S$5,192 psm | ×0.997 | S$5,177 psm |
| Dec 2025 | Blk 407 | 04 TO 06 | 104 sqm | S$538,888 | S$5,182 psm | ×0.996 | S$5,161 psm |
| Nov 2025 | Blk 394 | 10 TO 12 | 104 sqm | S$535,000 | S$5,144 psm | ×0.996 | S$5,124 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.
6.77% gross yield
S$36,000 of rent a year against the estimate above · 0.08 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 433 | 4 ROOM | S$3,000 |
| Sept 2026 | 404 | 4 ROOM | S$2,500 |
| Aug 2026 | 399 | 4 ROOM | S$3,200 |
| Aug 2026 | 407 | 4 ROOM | S$3,100 |
| Aug 2026 | 433 | 4 ROOM | S$3,100 |
| Aug 2026 | 289 | 4 ROOM | S$2,950 |
| Aug 2026 | 401 | 4 ROOM | S$2,900 |
| Aug 2026 | 433 | 4 ROOM | S$2,800 |
median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 6 since 2025-10.
Buying or selling at S$531,923?
Buying: Stamp duty on S$531,923 · Cash and CPF needed on S$531,923 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$531,923.
Each opens with this figure filled in; change anything there.
Primary schools near 396 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 · 98 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 203 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xishan Primary School · 999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongfu School · 1,353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,471 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,573 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Ahmad Ibrahim Primary School · 1,616 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,759 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 396 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Aug 2023 | Blk 396 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$460,000 | S$4,423 psm |
| Mar 2023 | Blk 396 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Mar 2023 | Blk 396 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$445,000 | S$4,279 psm |
| Sept 2022 | Blk 396 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$445,888 | S$4,287 psm |
Showing 5 of 20.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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$513,196 | S$566,610 | S$613,650 | S$624,382 |
| 10 years | 50 years | S$489,895 | S$597,180 | S$700,450 | S$725,165 |
| 20 years | 40 years | S$438,117 | S$651,020 | S$895,651 | S$959,969 |
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.