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HDB · 760446

Blk 446 Yishun Ave 11

Project page · 99-year lease from 2012

Indicative value range
S$544,469 – S$581,352
Indicative mid S$568,000 · S$6,174 psm

Based on 47 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
Oct 2026Blk 430B04 TO 0692 sqmS$558,000S$6,065 psm×1.000S$6,065 psm
Sept 2026Blk 430B04 TO 0692 sqmS$500,000S$5,435 psm×1.000S$5,435 psm
Sept 2026Blk 424D04 TO 0692 sqmS$535,000S$5,815 psm×1.000S$5,815 psm
Sept 2026Blk 426C04 TO 0692 sqmS$565,000S$6,141 psm×1.000S$6,141 psm
Sept 2026Blk 347B07 TO 0992 sqmS$743,000S$8,076 psm×1.000S$8,076 psm
Aug 2026Blk 430B07 TO 0992 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Aug 2026Blk 426D10 TO 1292 sqmS$575,000S$6,250 psm×1.000S$6,250 psm
Aug 2026Blk 429B04 TO 0692 sqmS$555,000S$6,033 psm×1.000S$6,033 psm
Aug 2026Blk 430B10 TO 1292 sqmS$532,000S$5,783 psm×1.000S$5,783 psm
Aug 2026Blk 424D01 TO 0392 sqmS$518,000S$5,630 psm×1.000S$5,630 psm
Aug 2026Blk 44201 TO 0392 sqmS$560,000S$6,087 psm×1.000S$6,087 psm
Aug 2026Blk 429B07 TO 0992 sqmS$575,000S$6,250 psm×1.000S$6,250 psm
Jul 2026Blk 348D13 TO 1592 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
Jul 2026Blk 426D01 TO 0392 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Jul 2026Blk 45810 TO 1293 sqmS$560,000S$6,022 psm×1.000S$6,022 psm
Jul 2026Blk 430A01 TO 0392 sqmS$550,000S$5,978 psm×1.000S$5,978 psm
May 2026Blk 347B04 TO 0692 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
May 2026Blk 428B07 TO 0992 sqmS$572,000S$6,217 psm×1.000S$6,217 psm
May 2026Blk 347A01 TO 0392 sqmS$630,000S$6,848 psm×1.000S$6,848 psm
May 2026Blk 45804 TO 0693 sqmS$550,000S$5,914 psm×1.000S$5,914 psm
Apr 2026Blk 428A07 TO 0992 sqmS$568,000S$6,174 psm×1.000S$6,174 psm
Apr 2026Blk 44313 TO 1597 sqmS$648,000S$6,680 psm×1.000S$6,680 psm
Mar 2026Blk 430B10 TO 1292 sqmS$573,800S$6,237 psm×0.997S$6,219 psm
Mar 2026Blk 428B04 TO 0692 sqmS$580,000S$6,304 psm×0.997S$6,286 psm
Mar 2026Blk 45813 TO 1593 sqmS$585,000S$6,290 psm×0.997S$6,272 psm
Mar 2026Blk 44210 TO 1297 sqmS$640,000S$6,598 psm×0.997S$6,578 psm
Feb 2026Blk 44301 TO 0392 sqmS$535,000S$5,815 psm×0.997S$5,798 psm
Feb 2026Blk 347A04 TO 0692 sqmS$695,000S$7,554 psm×0.997S$7,532 psm
Feb 2026Blk 430A01 TO 0392 sqmS$548,000S$5,957 psm×0.997S$5,939 psm
Jan 2026Blk 426C07 TO 0992 sqmS$570,000S$6,196 psm×0.997S$6,177 psm
Jan 2026Blk 428B01 TO 0392 sqmS$540,000S$5,870 psm×0.997S$5,852 psm
Jan 2026Blk 428A07 TO 0992 sqmS$590,000S$6,413 psm×0.997S$6,394 psm
Dec 2025Blk 430B04 TO 0692 sqmS$573,000S$6,228 psm×0.996S$6,204 psm
Dec 2025Blk 428B04 TO 0692 sqmS$540,000S$5,870 psm×0.996S$5,847 psm
Dec 2025Blk 429A07 TO 0992 sqmS$585,000S$6,359 psm×0.996S$6,334 psm
Dec 2025Blk 424D10 TO 1292 sqmS$572,000S$6,217 psm×0.996S$6,193 psm
Dec 2025Blk 44307 TO 0992 sqmS$630,000S$6,848 psm×0.996S$6,821 psm
Dec 2025Blk 426B04 TO 0692 sqmS$565,000S$6,141 psm×0.996S$6,117 psm
Dec 2025Blk 426C07 TO 0992 sqmS$568,000S$6,174 psm×0.996S$6,150 psm
Dec 2025Blk 428B01 TO 0392 sqmS$540,000S$5,870 psm×0.996S$5,847 psm
Nov 2025Blk 424C04 TO 0692 sqmS$525,000S$5,707 psm×0.996S$5,684 psm
Nov 2025Blk 426C07 TO 0992 sqmS$578,128S$6,284 psm×0.996S$6,259 psm
Nov 2025Blk 44604 TO 0693 sqmS$575,000S$6,183 psm×0.996S$6,159 psm
Nov 2025Blk 45807 TO 0993 sqmS$603,888S$6,493 psm×0.996S$6,468 psm
Nov 2025Blk 430A10 TO 1292 sqmS$608,000S$6,609 psm×0.996S$6,583 psm
Nov 2025Blk 424D04 TO 0692 sqmS$547,000S$5,946 psm×0.996S$5,922 psm
Nov 2025Blk 430B01 TO 0392 sqmS$530,000S$5,761 psm×0.996S$5,738 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.

6.34% gross yield

S$36,000 of rent a year against the estimate above · 0.77 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

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$568,000?

Buying: Stamp duty on S$568,000 · Cash and CPF needed on S$568,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$568,000.

Each opens with this figure filled in; change anything there.

Primary schools near 446 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 446 · 3 ROOM · 01 TO 03 · Model A · 85 years left
67 sqmS$455,000S$6,791 psm
Feb 2026
Blk 446 · 3 ROOM · 13 TO 15 · Model A · 86 years left
67 sqmS$506,000S$7,552 psm
Nov 2025
Blk 446 · 4 ROOM · 04 TO 06 · Model A · 86 years left
93 sqmS$575,000S$6,183 psm
Apr 2025
Blk 446 · 4 ROOM · 01 TO 03 · Model A · 86 years left
92 sqmS$565,000S$6,141 psm
Mar 2025
Blk 446 · 4 ROOM · 01 TO 03 · Model A · 87 years left
92 sqmS$555,000S$6,033 psm
Sept 2024
Blk 446 · 3 ROOM · 07 TO 09 · Model A · 87 years left
67 sqmS$480,000S$7,164 psm
Jul 2024
Blk 446 · 4 ROOM · 04 TO 06 · Model A · 87 years left
92 sqmS$560,000S$6,087 psm
Jun 2024
Blk 446 · 4 ROOM · 01 TO 03 · Model A · 87 years left
92 sqmS$565,000S$6,141 psm
May 2024
Blk 446 · 3 ROOM · 07 TO 09 · Model A · 87 years left
67 sqmS$445,000S$6,642 psm
Feb 2024
Blk 446 · 4 ROOM · 01 TO 03 · Model A · 87 years left
92 sqmS$548,888S$5,966 psm
Apr 2023
Blk 446 · 4 ROOM · 07 TO 09 · Model A · 88 years left
92 sqmS$525,000S$5,707 psm
Mar 2023
Blk 446 · 4 ROOM · 13 TO 15 · Model A · 88 years left
97 sqmS$540,388S$5,571 psm
Feb 2023
Blk 446 · 4 ROOM · 10 TO 12 · Model A · 89 years left
92 sqmS$534,000S$5,804 psm
Feb 2023
Blk 446 · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$518,888S$5,640 psm
Jan 2023
Blk 446 · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$418,000S$6,239 psm
See more

Showing 15 of 42.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years79 yearsS$530,890S$586,145S$634,807S$645,909
10 years74 yearsS$501,026S$610,748S$716,365S$741,641
20 years64 yearsS$465,631S$691,904S$951,898S$1,020,256

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.