Blk 455 Yishun St 41
Project page · 99-year lease from 2013
Based on 14 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 453 | 13 TO 15 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Jul 2026 | Blk 454 | 04 TO 06 | 93 sqm | S$578,000 | S$6,215 psm | ×1.000 | S$6,215 psm |
| Jul 2026 | Blk 456 | 10 TO 12 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Jul 2026 | Blk 453 | 10 TO 12 | 93 sqm | S$582,888 | S$6,268 psm | ×1.000 | S$6,268 psm |
| Jun 2026 | Blk 455 | 01 TO 03 | 93 sqm | S$530,000 | S$5,699 psm | ×1.000 | S$5,699 psm |
| Jun 2026 | Blk 457 | 01 TO 03 | 93 sqm | S$550,000 | S$5,914 psm | ×1.000 | S$5,914 psm |
| Jun 2026 | Blk 454 | 07 TO 09 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Apr 2026 | Blk 457 | 07 TO 09 | 93 sqm | S$565,000 | S$6,075 psm | ×1.000 | S$6,075 psm |
| Mar 2026 | Blk 457 | 04 TO 06 | 93 sqm | S$575,000 | S$6,183 psm | ×0.997 | S$6,165 psm |
| Feb 2026 | Blk 453 | 10 TO 12 | 93 sqm | S$615,000 | S$6,613 psm | ×0.997 | S$6,593 psm |
| Feb 2026 | Blk 457 | 07 TO 09 | 93 sqm | S$600,000 | S$6,452 psm | ×0.997 | S$6,433 psm |
| Feb 2026 | Blk 457 | 01 TO 03 | 93 sqm | S$550,000 | S$5,914 psm | ×0.997 | S$5,897 psm |
| Jan 2026 | Blk 454 | 04 TO 06 | 93 sqm | S$566,000 | S$6,086 psm | ×0.997 | S$6,068 psm |
| Dec 2025 | Blk 456 | 10 TO 12 | 93 sqm | S$620,000 | S$6,667 psm | ×0.996 | S$6,640 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.
6.24% gross yield
S$36,000 of rent a year against the estimate above · 0.67 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$576,500?
Buying: Stamp duty on S$576,500 · Cash and CPF needed on S$576,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$576,500.
Each opens with this figure filled in; change anything there.
Primary schools near 455 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 · 349 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 673 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Huamin Primary School · 733 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 888 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Peiying Primary School · 1,386 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,471 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,689 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,800 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,896 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 86 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jun 2026 | Blk 455 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Jul 2025 | Blk 455 · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$485,000 | S$7,239 psm |
| May 2025 | Blk 455 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$623,888 | S$6,708 psm |
| Dec 2024 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$443,000 | S$6,612 psm |
| Nov 2024 | Blk 455 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Nov 2024 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 88 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Aug 2024 | Blk 455 · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$480,000 | S$7,164 psm |
| May 2024 | Blk 455 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Apr 2024 | Blk 455 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$558,800 | S$6,009 psm |
| Feb 2024 | Blk 455 · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$418,000 | S$6,239 psm |
| Nov 2023 | Blk 455 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Aug 2023 | Blk 455 · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Mar 2023 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Feb 2023 | Blk 455 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2023 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$378,000 | S$5,642 psm |
| Nov 2022 | Blk 455 · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Oct 2022 | Blk 455 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Sept 2022 | Blk 455 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$468,000 | S$5,032 psm |
| Jul 2022 | Blk 455 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$485,000 | S$5,215 psm |
| May 2022 | Blk 455 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$390,000 | S$5,821 psm |
| May 2022 | Blk 455 · 3 ROOM · 01 TO 03 · Model A · 90 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Apr 2022 | Blk 455 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$465,000 | S$5,000 psm |
| Nov 2021 | Blk 455 · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Oct 2021 | Blk 455 · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$363,800 | S$5,430 psm |
Showing 25 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 455 · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 455 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 455 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 455 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 455 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 455 · 4 ROOM | S$3,088 | — |
| Mar 2023 | Blk 455 · 4 ROOM | S$3,200 | — |
| Oct 2021 | Blk 455 · 3 ROOM | S$2,000 | — |
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$541,288 | S$597,625 | S$647,240 | S$658,559 |
| 10 years | 75 years | S$505,923 | S$616,717 | S$723,366 | S$748,889 |
| 20 years | 65 years | S$458,035 | S$680,615 | S$936,368 | S$1,003,610 |
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.