Blk 407 Yishun Ave 6
Project page · 99-year lease from 1988
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 288 | 07 TO 09 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Jul 2026 | Blk 435 | 01 TO 03 | 84 sqm | S$485,000 | S$5,774 psm | ×1.000 | S$5,774 psm |
| Jul 2026 | Blk 389 | 10 TO 12 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Jul 2026 | Blk 437 | 10 TO 12 | 84 sqm | S$450,888 | S$5,368 psm | ×1.000 | S$5,368 psm |
| Jun 2026 | Blk 435 | 07 TO 09 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| May 2026 | Blk 390 | 07 TO 09 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Apr 2026 | Blk 403 | 07 TO 09 | 84 sqm | S$505,000 | S$6,012 psm | ×1.000 | S$6,012 psm |
| Apr 2026 | Blk 390 | 10 TO 12 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Mar 2026 | Blk 403 | 04 TO 06 | 84 sqm | S$450,000 | S$5,357 psm | ×0.997 | S$5,341 psm |
| Mar 2026 | Blk 433 | 01 TO 03 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Feb 2026 | Blk 404 | 04 TO 06 | 84 sqm | S$458,000 | S$5,452 psm | ×0.997 | S$5,436 psm |
| Jan 2026 | Blk 289 | 10 TO 12 | 84 sqm | S$460,000 | S$5,476 psm | ×0.997 | S$5,460 psm |
| Dec 2025 | Blk 289 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Dec 2025 | Blk 288 | 01 TO 03 | 84 sqm | S$475,000 | S$5,655 psm | ×0.996 | S$5,633 psm |
| Dec 2025 | Blk 289 | 10 TO 12 | 84 sqm | S$490,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
| Dec 2025 | Blk 407 | 07 TO 09 | 84 sqm | S$500,000 | S$5,952 psm | ×0.996 | S$5,929 psm |
| Nov 2025 | Blk 389 | 07 TO 09 | 84 sqm | S$485,000 | S$5,774 psm | ×0.996 | S$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
| 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$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 407 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 · 140 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 332 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,240 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,431 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongfu School · 1,649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,697 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,834 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,893 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 407 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$538,000 | S$5,173 psm |
| Jun 2026 | Blk 407 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$525,000 | S$5,048 psm |
| Dec 2025 | Blk 407 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Dec 2025 | Blk 407 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$538,888 | S$5,182 psm |
| Jan 2025 | Blk 407 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$490,000 | S$5,833 psm |
| Nov 2024 | Blk 407 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$545,000 | S$5,240 psm |
| Nov 2024 | Blk 407 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Sept 2024 | Blk 407 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Jul 2024 | Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Jun 2024 | Blk 407 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Apr 2024 | Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Oct 2023 | Blk 407 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$418,888 | S$4,987 psm |
| Mar 2023 | Blk 407 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$455,000 | S$4,375 psm |
| Mar 2023 | Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$392,000 | S$4,667 psm |
| Jan 2023 | Blk 407 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$478,000 | S$4,596 psm |
| Sept 2022 | Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 84 sqm | S$385,000 | S$4,583 psm |
| Aug 2022 | Blk 407 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$470,000 | S$4,519 psm |
| Jul 2022 | Blk 407 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$405,000 | S$4,821 psm |
| Feb 2022 | Blk 407 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$355,000 | S$4,226 psm |
| Nov 2021 | Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 66 years left | 84 sqm | S$395,000 | S$4,702 psm |
Showing 20 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 407 · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 407 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 407 · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 407 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 407 · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 407 · 4 ROOM | S$3,100 | — |
| May 2024 | Blk 407 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 407 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 407 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 407 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 407 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 407 · 4 ROOM | S$2,800 | — |
| Apr 2023 | Blk 407 · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 407 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 407 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 407 · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 407 · 4 ROOM | S$2,200 | — |
| Dec 2021 | Blk 407 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 407 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 407 · 4 ROOM | S$1,700 | — |
| Apr 2021 | Blk 407 · 4 ROOM | S$1,600 | — |
| Feb 2021 | Blk 407 · 4 ROOM | S$1,700 | — |
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$443,806 | S$489,997 | S$530,677 | S$539,957 |
| 10 years | 50 years | S$423,655 | S$516,434 | S$605,741 | S$627,113 |
| 20 years | 40 years | S$378,879 | S$562,994 | S$774,548 | S$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.