Blk 427 Yishun Ave 11
Project page · 99-year lease from 1988
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 440 | 07 TO 09 | 84 sqm | S$487,000 | S$5,798 psm | ×1.000 | S$5,798 psm |
| Feb 2026 | Blk 423 | 07 TO 09 | 84 sqm | S$490,000 | S$5,833 psm | ×0.997 | S$5,816 psm |
| Nov 2025 | Blk 427 | 07 TO 09 | 84 sqm | S$505,000 | S$6,012 psm | ×0.996 | S$5,988 psm |
| Nov 2025 | Blk 427 | 10 TO 12 | 84 sqm | S$500,000 | S$5,952 psm | ×0.996 | S$5,929 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.
7.30% gross yield
S$36,000 of rent a year against the estimate above · 0.61 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$493,295?
Buying: Stamp duty on S$493,295 · Cash and CPF needed on S$493,295 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$493,295.
Each opens with this figure filled in; change anything there.
Primary schools near 427 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
- North View Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 595 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 751 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,143 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xishan Primary School · 1,509 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,824 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jiemin Primary School · 1,973 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 427 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Nov 2025 | Blk 427 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Nov 2025 | Blk 427 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$505,000 | S$6,012 psm |
| Apr 2025 | Blk 427 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Apr 2025 | Blk 427 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$479,000 | S$5,702 psm |
| Dec 2024 | Blk 427 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Oct 2024 | Blk 427 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$490,000 | S$5,833 psm |
| Oct 2024 | Blk 427 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$482,500 | S$5,744 psm |
| Mar 2024 | Blk 427 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Jun 2022 | Blk 427 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$382,000 | S$4,548 psm |
| May 2022 | Blk 427 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$380,000 | S$4,524 psm |
| Apr 2022 | Blk 427 · 4 ROOM · 04 TO 06 · Simplified · 65 years left | 84 sqm | S$383,000 | S$4,560 psm |
| Jan 2022 | Blk 427 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$468,000 | S$4,500 psm |
| Dec 2021 | Blk 427 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$375,000 | S$3,606 psm |
Showing 14 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 427 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 427 · 4 ROOM | S$2,600 | — |
| Dec 2025 | Blk 427 · 4 ROOM | S$2,000 | — |
| Oct 2025 | Blk 427 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 427 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 427 · 4 ROOM | S$2,300 | — |
| Dec 2024 | Blk 427 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 427 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 427 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 427 · 4 ROOM | S$2,300 | — |
| Nov 2023 | Blk 427 · 4 ROOM | S$1,400 | — |
| Oct 2023 | Blk 427 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 427 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 427 · 4 ROOM | S$2,000 | — |
| Dec 2022 | Blk 427 · 4 ROOM | S$2,200 | — |
| Oct 2022 | Blk 427 · 4 ROOM | S$1,950 | — |
| Aug 2022 | Blk 427 · 4 ROOM | S$2,850 | — |
| Jul 2022 | Blk 427 · 4 ROOM | S$3,200 | — |
| Mar 2022 | Blk 427 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 427 · 4 ROOM | S$1,600 | — |
| Nov 2021 | Blk 427 · 4 ROOM | S$1,400 | — |
| Oct 2021 | Blk 427 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 427 · 4 ROOM | S$1,600 | — |
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$475,929 | S$525,464 | S$569,087 | S$579,040 |
| 10 years | 50 years | S$454,320 | S$553,813 | S$649,585 | S$672,504 |
| 20 years | 40 years | S$406,302 | S$603,743 | S$830,610 | S$890,258 |
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.