Blk 443 Yishun Ave 11
Project page · 99-year lease from 2012
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 443 | 13 TO 15 | 97 sqm | S$648,000 | S$6,680 psm | ×1.000 | S$6,680 psm |
| Feb 2026 | Blk 443 | 01 TO 03 | 92 sqm | S$535,000 | S$5,815 psm | ×0.997 | S$5,798 psm |
| Dec 2025 | Blk 443 | 07 TO 09 | 92 sqm | S$630,000 | S$6,848 psm | ×0.996 | S$6,821 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.
5.86% gross yield
S$36,000 of rent a year against the estimate above · 0.29 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 80 to 89 years of lease left yield 5.57%, from 167 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$614,598?
Buying: Stamp duty on S$614,598 · Cash and CPF needed on S$614,598 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$614,598.
Each opens with this figure filled in; change anything there.
Primary schools near 443 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 · 312 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 481 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 497 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,027 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Xishan Primary School · 1,138 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,533 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,536 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,585 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,651 m · no 2025 Phase 2C ballot
- Chongfu School · 1,706 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 443 · 4 ROOM · 13 TO 15 · Model A · 85 years left | 97 sqm | S$648,000 | S$6,680 psm |
| Feb 2026 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Dec 2025 | Blk 443 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Sept 2025 | Blk 443 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 97 sqm | S$636,000 | S$6,557 psm |
| Aug 2025 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 96 sqm | S$625,000 | S$6,510 psm |
| Jun 2025 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Apr 2025 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Mar 2025 | Blk 443 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$630,888 | S$6,857 psm |
| Feb 2025 | Blk 443 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 96 sqm | S$608,000 | S$6,333 psm |
| Dec 2024 | Blk 443 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 97 sqm | S$631,000 | S$6,505 psm |
| Dec 2024 | Blk 443 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Sept 2024 | Blk 443 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 92 sqm | S$608,000 | S$6,609 psm |
| Apr 2024 | Blk 443 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Mar 2024 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 92 sqm | S$542,000 | S$5,891 psm |
| Feb 2024 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 96 sqm | S$555,000 | S$5,781 psm |
| Nov 2023 | Blk 443 · 4 ROOM · 13 TO 15 · Model A · 88 years left | 97 sqm | S$578,000 | S$5,959 psm |
| Nov 2023 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 96 sqm | S$525,000 | S$5,469 psm |
| Sept 2023 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$528,888 | S$5,749 psm |
| Jul 2023 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 96 sqm | S$521,888 | S$5,436 psm |
| Jul 2023 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$520,000 | S$5,652 psm |
| May 2023 | Blk 443 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Dec 2022 | Blk 443 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Sept 2022 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Aug 2022 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$487,000 | S$5,293 psm |
| Jun 2022 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Feb 2022 | Blk 443 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 96 sqm | S$470,000 | S$4,896 psm |
| Nov 2021 | Blk 443 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$450,000 | S$4,891 psm |
Showing 27 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 443 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 443 · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 443 · 4 ROOM | S$2,900 | — |
| May 2025 | Blk 443 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 443 · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 443 · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 443 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 443 · 4 ROOM | S$1,600 | — |
| Oct 2023 | Blk 443 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 443 · 4 ROOM | S$3,800 | — |
| Mar 2022 | Blk 443 · 4 ROOM | S$3,200 | — |
| Mar 2022 | Blk 443 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 443 · 4 ROOM | S$2,600 | — |
| Nov 2021 | Blk 443 · 4 ROOM | S$2,250 | — |
| Nov 2021 | Blk 443 · 4 ROOM | S$1,400 | — |
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 84 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 | 79 years | S$574,444 | S$634,232 | S$686,886 | S$698,898 |
| 10 years | 74 years | S$542,130 | S$660,853 | S$775,135 | S$802,485 |
| 20 years | 64 years | S$503,831 | S$748,667 | S$1,029,990 | S$1,103,956 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.