Blk 454 Yishun St 41
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 454 | 04 TO 06 | 93 sqm | S$578,000 | S$6,215 psm | ×1.000 | S$6,215 psm |
| Jun 2026 | Blk 454 | 07 TO 09 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Jan 2026 | Blk 454 | 04 TO 06 | 93 sqm | S$566,000 | S$6,086 psm | ×0.997 | S$6,068 psm |
How accurate is this estimate for Yishun St 41?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Yishun St 41 since.
- Median error
- 2.7%
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.
6.26% gross yield
S$36,000 of rent a year against the estimate above · 0.69 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 5 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 |
|---|---|---|---|
| Jul 2026 | 453 | 4 ROOM | S$2,500 |
| Jun 2026 | 455 | 4 ROOM | S$3,000 |
| Feb 2026 | 457 | 4 ROOM | S$2,900 |
| Dec 2025 | 457 | 4 ROOM | S$3,200 |
| Nov 2025 | 456 | 4 ROOM | S$3,500 |
median of 5 HDB rental approvals for 4 ROOM on Yishun St 41 since 2025-10.
Buying or selling at S$575,000?
Buying: Stamp duty on S$575,000 · Cash and CPF needed on S$575,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$575,000.
Each opens with this figure filled in; change anything there.
Primary schools near 454 Yishun St 41
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 · 440 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 746 m · balloted in 2025 Phase 2C (PRs within 1 km)
- North View Primary School · 856 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Peiying Primary School · 1,479 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,518 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,773 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,863 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 454 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$578,000 | S$6,215 psm |
| Jun 2026 | Blk 454 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Feb 2026 | Blk 454 · 4 ROOM · 01 TO 03 · Model A · 87 years left excluded: outlier | 93 sqm | S$525,000 | S$5,645 psm |
| Jan 2026 | Blk 454 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 93 sqm | S$566,000 | S$6,086 psm |
| Sept 2025 | Blk 454 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Aug 2025 | Blk 454 · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Jan 2025 | Blk 454 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Nov 2024 | Blk 454 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$592,000 | S$6,366 psm |
| Oct 2024 | Blk 454 · 3 ROOM · 01 TO 03 · Model A · 88 years left | 67 sqm | S$427,000 | S$6,373 psm |
| Aug 2024 | Blk 454 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jul 2024 | Blk 454 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Apr 2024 | Blk 454 · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Dec 2023 | Blk 454 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Nov 2023 | Blk 454 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Oct 2023 | Blk 454 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$556,000 | S$5,978 psm |
| Jul 2023 | Blk 454 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Jun 2023 | Blk 454 · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$410,000 | S$6,119 psm |
| May 2023 | Blk 454 · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Dec 2022 | Blk 454 · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$416,888 | S$6,222 psm |
| Oct 2022 | Blk 454 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Sept 2022 | Blk 454 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Aug 2022 | Blk 454 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$536,888 | S$5,773 psm |
| Nov 2021 | Blk 454 · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Oct 2021 | Blk 454 · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$365,000 | S$5,448 psm |
Showing 24 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 454 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 454 · 4 ROOM | S$3,100 | — |
| Sept 2024 | Blk 454 · 3 ROOM | S$2,630 | — |
| Oct 2023 | Blk 454 · 3 ROOM | S$2,800 | — |
| Aug 2023 | Blk 454 · 3 ROOM | S$2,550 | — |
| Jun 2023 | Blk 454 · 4 ROOM | S$3,300 | — |
| Aug 2022 | Blk 454 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 454 · 3 ROOM | S$1,650 | — |
| Aug 2021 | Blk 454 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 454 · 4 ROOM | S$2,550 | — |
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 85 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 | 80 years | S$539,880 | S$596,071 | S$645,556 | S$656,847 |
| 10 years | 75 years | S$504,607 | S$615,113 | S$721,485 | S$746,942 |
| 20 years | 65 years | S$456,844 | S$678,846 | S$933,933 | S$1,001,001 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.