Blk 449 Yishun Ring Rd
Project page · 99-year lease from 2012
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 449 | 04 TO 06 | 92 sqm | S$580,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| Jun 2026 | Blk 449 | 04 TO 06 | 92 sqm | S$545,000 | S$5,924 psm | ×1.000 | S$5,924 psm |
| Mar 2026 | Blk 449 | 01 TO 03 | 92 sqm | S$555,000 | S$6,033 psm | ×0.997 | S$6,015 psm |
| Nov 2025 | Blk 449 | 04 TO 06 | 92 sqm | S$565,000 | S$6,141 psm | ×0.996 | S$6,117 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
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.
6.67% gross yield
S$37,200 of rent a year against the estimate above · 1.1 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 138 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 | 802 | 4 ROOM | S$3,600 |
| Sept 2026 | 309 | 4 ROOM | S$3,200 |
| Sept 2026 | 113 | 4 ROOM | S$3,100 |
| Sept 2026 | 117 | 4 ROOM | S$3,100 |
| Sept 2026 | 167 | 4 ROOM | S$3,050 |
| Sept 2026 | 367 | 4 ROOM | S$3,000 |
| Sept 2026 | 395 | 4 ROOM | S$2,850 |
| Aug 2026 | 853 | 4 ROOM | S$3,500 |
median of 138 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$558,071?
Buying: Stamp duty on S$558,071 · Cash and CPF needed on S$558,071 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$558,071.
Each opens with this figure filled in; change anything there.
Primary schools near 449 Yishun Ring Rd
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 · 355 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 442 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 651 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 871 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Xishan Primary School · 1,206 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,419 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,550 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,568 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,676 m · no 2025 Phase 2C ballot
- Chongfu School · 1,805 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 85 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jun 2026 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 85 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Mar 2026 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Nov 2025 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Aug 2025 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jul 2025 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 97 sqm | S$620,000 | S$6,392 psm |
| Mar 2025 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Mar 2025 | Blk 449 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 96 sqm | S$638,000 | S$6,646 psm |
| Jan 2025 | Blk 449 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 97 sqm | S$623,000 | S$6,423 psm |
| Dec 2024 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 87 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jan 2024 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$536,000 | S$5,826 psm |
| Oct 2023 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 97 sqm | S$568,000 | S$5,856 psm |
| Apr 2023 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 96 sqm | S$570,000 | S$5,938 psm |
| Dec 2022 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Nov 2022 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Nov 2022 | Blk 449 · 4 ROOM · 13 TO 15 · Model A · 89 years left | 97 sqm | S$550,000 | S$5,670 psm |
| Nov 2022 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Sept 2022 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Sept 2022 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$468,000 | S$5,087 psm |
| Aug 2022 | Blk 449 · 4 ROOM · 13 TO 15 · Model A · 89 years left | 97 sqm | S$530,000 | S$5,464 psm |
| Jul 2022 | Blk 449 · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jun 2022 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$468,000 | S$5,087 psm |
| Dec 2021 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Dec 2021 | Blk 449 · 4 ROOM · 13 TO 15 · Model A · 90 years left | 97 sqm | S$488,000 | S$5,031 psm |
| Dec 2021 | Blk 449 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$445,000 | S$4,837 psm |
Showing 25 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 449 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 449 · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 449 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 449 · 4 ROOM | S$3,600 | — |
| Jun 2023 | Blk 449 · 4 ROOM | S$3,400 | — |
| Jan 2023 | Blk 449 · 4 ROOM | S$2,200 | — |
| Dec 2022 | Blk 449 · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 449 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 449 · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 449 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 449 · 4 ROOM | S$1,800 | — |
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$521,610 | S$575,900 | S$623,710 | S$634,618 |
| 10 years | 74 years | S$492,268 | S$600,072 | S$703,843 | S$728,677 |
| 20 years | 64 years | S$457,492 | S$679,809 | S$935,259 | S$1,002,422 |
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.