Blk 416 Yishun Ave 11
Project page · 99-year lease from 1993
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 427 | 07 TO 09 | 104 sqm | S$510,000 | S$4,904 psm | ×1.000 | S$4,904 psm |
| Jul 2026 | Blk 346 | 04 TO 06 | 103 sqm | S$538,000 | S$5,223 psm | ×1.000 | S$5,223 psm |
| Jul 2026 | Blk 440 | 01 TO 03 | 104 sqm | S$512,000 | S$4,923 psm | ×1.000 | S$4,923 psm |
| Jun 2026 | Blk 419 | 01 TO 03 | 104 sqm | S$490,000 | S$4,712 psm | ×1.000 | S$4,712 psm |
| Jun 2026 | Blk 425 | 07 TO 09 | 104 sqm | S$518,888 | S$4,989 psm | ×1.000 | S$4,989 psm |
| May 2026 | Blk 439 | 01 TO 03 | 104 sqm | S$520,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| May 2026 | Blk 439 | 01 TO 03 | 104 sqm | S$510,000 | S$4,904 psm | ×1.000 | S$4,904 psm |
| Apr 2026 | Blk 350 | 10 TO 12 | 103 sqm | S$550,000 | S$5,340 psm | ×1.000 | S$5,340 psm |
| Mar 2026 | Blk 349 | 04 TO 06 | 104 sqm | S$550,000 | S$5,288 psm | ×0.997 | S$5,273 psm |
| Dec 2025 | Blk 423 | 07 TO 09 | 104 sqm | S$550,000 | S$5,288 psm | ×0.996 | S$5,268 psm |
| Nov 2025 | Blk 425 | 10 TO 12 | 104 sqm | S$515,000 | S$4,952 psm | ×0.996 | S$4,932 psm |
| Nov 2025 | Blk 343 | 10 TO 12 | 104 sqm | S$545,000 | S$5,240 psm | ×0.996 | S$5,220 psm |
How accurate is this estimate for Yishun Ave 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Yishun Ave 11 since.
- Median error
- 3.7%
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.
6.93% gross yield
S$36,000 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 54 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 | 346 | 4 ROOM | S$3,300 |
| Sept 2026 | 446 | 4 ROOM | S$3,100 |
| Sept 2026 | 416 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$2,950 |
| Aug 2026 | 458 | 4 ROOM | S$2,900 |
| Aug 2026 | 440 | 4 ROOM | S$2,400 |
| Jul 2026 | 430A | 4 ROOM | S$3,200 |
median of 54 HDB rental approvals for 4 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$519,445?
Buying: Stamp duty on S$519,445 · Cash and CPF needed on S$519,445 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$519,445.
Each opens with this figure filled in; change anything there.
Primary schools near 416 Yishun Ave 11
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 · 334 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 432 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 592 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,097 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Xishan Primary School · 1,223 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,633 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,650 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,706 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,755 m · no 2025 Phase 2C ballot
- Chongfu School · 1,757 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 416 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$670,000 | S$5,492 psm |
| May 2025 | Blk 416 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 122 sqm | S$715,000 | S$5,861 psm |
| Nov 2024 | Blk 416 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 108 sqm | S$538,000 | S$4,981 psm |
| Feb 2024 | Blk 416 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$478,000 | S$4,596 psm |
| Jan 2023 | Blk 416 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 108 sqm | S$450,000 | S$4,167 psm |
| Jan 2022 | Blk 416 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 108 sqm | S$429,000 | S$3,972 psm |
Showing 6 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 416 · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 416 · 5 ROOM | S$3,650 | — |
| Sept 2025 | Blk 416 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 416 · 5 ROOM | S$3,600 | — |
| Dec 2024 | Blk 416 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 416 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 416 · 5 ROOM | S$3,700 | — |
| Oct 2023 | Blk 416 · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 416 · 5 ROOM | S$2,400 | — |
| Nov 2022 | Blk 416 · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 416 · 4 ROOM | S$2,650 | — |
| Nov 2021 | Blk 416 · 5 ROOM | 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 65 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 | 60 years | S$503,227 | S$555,603 | S$601,728 | S$612,252 |
| 10 years | 55 years | S$485,510 | S$591,834 | S$694,181 | S$718,674 |
| 20 years | 45 years | S$440,121 | S$653,996 | S$899,746 | S$964,359 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.