Blk 438 Yishun Ave 11
Project page · 99-year lease from 2000
Based on 3 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 438 | 07 TO 09 | 40 sqm | S$330,000 | S$8,250 psm | ×0.997 | S$8,226 psm |
| Jan 2026 | Blk 438 | 04 TO 06 | 40 sqm | S$332,000 | S$8,300 psm | ×0.997 | S$8,276 psm |
| Oct 2025 | Blk 438 | 04 TO 06 | 40 sqm | S$318,000 | S$7,950 psm | ×0.996 | S$7,919 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.
8.30% gross yield
S$27,300 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$2,275 a month, the middle of 16 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 459 | 2 ROOM | S$2,300 |
| Sept 2026 | 438 | 2 ROOM | S$2,250 |
| Aug 2026 | 424B | 2 ROOM | S$2,100 |
| Aug 2026 | 459 | 2 ROOM | S$1,800 |
| Jun 2026 | 424A | 2 ROOM | S$2,500 |
| May 2026 | 424B | 2 ROOM | S$2,100 |
| Apr 2026 | 424B | 2 ROOM | S$2,600 |
| Apr 2026 | 459 | 2 ROOM | S$2,500 |
median of 16 HDB rental approvals for 2 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$329,026?
Buying: Stamp duty on S$329,026 · Cash and CPF needed on S$329,026 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$329,026.
Each opens with this figure filled in; change anything there.
Primary schools near 438 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
- Northland Primary School · 524 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 556 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 641 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 939 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,402 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,597 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,778 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,784 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,896 m · no 2025 Phase 2C ballot
- Chongfu School · 1,970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 438 · 2 ROOM · 04 TO 06 · Model A · 74 years left | 40 sqm | S$332,000 | S$8,300 psm |
| Jan 2026 | Blk 438 · 2 ROOM · 07 TO 09 · Model A · 74 years left | 40 sqm | S$330,000 | S$8,250 psm |
| Oct 2025 | Blk 438 · 2 ROOM · 04 TO 06 · Model A · 74 years left | 40 sqm | S$318,000 | S$7,950 psm |
| May 2024 | Blk 438 · 2 ROOM · 04 TO 06 · Model A · 75 years left | 40 sqm | S$293,000 | S$7,325 psm |
| Dec 2023 | Blk 438 · 2 ROOM · 07 TO 09 · 2-room · 76 years left | 40 sqm | S$300,088 | S$7,502 psm |
| Oct 2023 | Blk 438 · 2 ROOM · 01 TO 03 · Model A · 76 years left | 40 sqm | S$260,000 | S$6,500 psm |
| Aug 2023 | Blk 438 · 2 ROOM · 10 TO 12 · Model A · 76 years left | 40 sqm | S$278,000 | S$6,950 psm |
| Mar 2023 | Blk 438 · 2 ROOM · 07 TO 09 · Model A · 77 years left | 40 sqm | S$305,000 | S$7,625 psm |
| May 2022 | Blk 438 · 2 ROOM · 01 TO 03 · Model A · 77 years left | 40 sqm | S$250,000 | S$6,250 psm |
| Feb 2022 | Blk 438 · 2 ROOM · 04 TO 06 · Model A · 78 years left | 40 sqm | S$270,000 | S$6,750 psm |
Showing 10 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 438 · 2 ROOM | S$2,250 | — |
| Apr 2026 | Blk 438 · 2 ROOM | S$2,200 | — |
| Feb 2026 | Blk 438 · 2 ROOM | S$1,800 | — |
| Oct 2025 | Blk 438 · 2 ROOM | S$2,250 | — |
| Mar 2025 | Blk 438 · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 438 · 2 ROOM | S$2,250 | — |
| Mar 2024 | Blk 438 · 2 ROOM | S$2,500 | — |
| Mar 2024 | Blk 438 · 2 ROOM | S$1,600 | — |
| May 2023 | Blk 438 · 2 ROOM | S$1,250 | — |
| Mar 2023 | Blk 438 · 2 ROOM | S$2,500 | — |
| Feb 2022 | Blk 438 · 2 ROOM | S$1,300 | — |
| Dec 2021 | Blk 438 · 2 ROOM | S$1,700 | — |
| Jun 2021 | Blk 438 · 2 ROOM | S$1,250 | — |
| Jan 2021 | Blk 438 · 2 ROOM | S$1,250 | — |
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 72 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 | 67 years | S$315,638 | S$348,489 | S$377,421 | S$384,021 |
| 10 years | 62 years | S$305,783 | S$372,747 | S$437,207 | S$452,633 |
| 20 years | 52 years | S$281,623 | S$418,476 | S$575,726 | S$617,070 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.