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HDB · 760440

Blk 440 Yishun Ave 11

Project page · 99-year lease from 1988

Indicative value range
S$488,166 – S$499,280
Indicative mid S$493,295 · S$5,873 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Apr 2026Blk 44007 TO 0984 sqmS$487,000S$5,798 psm×1.000S$5,798 psm
Feb 2026Blk 42307 TO 0984 sqmS$490,000S$5,833 psm×0.997S$5,816 psm
Nov 2025Blk 42707 TO 0984 sqmS$505,000S$6,012 psm×0.996S$5,988 psm
Nov 2025Blk 42710 TO 1284 sqmS$500,000S$5,952 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 20263464 ROOMS$3,300
Sept 20264464 ROOMS$3,100
Sept 20264164 ROOMS$3,000
Aug 20264394 ROOMS$3,000
Aug 20264394 ROOMS$2,950
Aug 20264584 ROOMS$2,900
Aug 20264404 ROOMS$2,400
Jul 2026430A4 ROOMS$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 440 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 440 · 4 ROOM · 01 TO 03 · Model A · 61 years left
104 sqmS$512,000S$4,923 psm
Apr 2026
Blk 440 · 4 ROOM · 07 TO 09 · Simplified · 62 years left
84 sqmS$487,000S$5,798 psm
Jul 2025
Blk 440 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$460,000S$5,476 psm
Apr 2025
Blk 440 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$525,000S$5,048 psm
Dec 2024
Blk 440 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
84 sqmS$462,000S$5,500 psm
Jul 2024
Blk 440 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$437,000S$5,202 psm
Jan 2024
Blk 440 · 4 ROOM · 10 TO 12 · Model A · 64 years left
104 sqmS$520,000S$5,000 psm
May 2022
Blk 440 · 4 ROOM · 01 TO 03 · Model A · 66 years left
104 sqmS$422,000S$4,058 psm
See more

Showing 8 of 66.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$475,929S$525,464S$569,087S$579,040
10 years50 yearsS$454,320S$553,813S$649,585S$672,504
20 years40 yearsS$406,302S$603,743S$830,610S$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.