Blk 456 Yishun St 41
Project page · 99-year lease from 2013
Based on 8 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 455 | 04 TO 06 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| May 2026 | Blk 456 | 13 TO 15 | 67 sqm | S$498,888 | S$7,446 psm | ×1.000 | S$7,446 psm |
| Oct 2025 | Blk 456 | 10 TO 12 | 67 sqm | S$515,000 | S$7,687 psm | ×0.996 | S$7,656 psm |
| Aug 2025 | Blk 454 | 10 TO 12 | 67 sqm | S$475,000 | S$7,090 psm | ×0.996 | S$7,058 psm |
| Jul 2025 | Blk 455 | 10 TO 12 | 67 sqm | S$485,000 | S$7,239 psm | ×0.996 | S$7,207 psm |
| Jun 2025 | Blk 456 | 07 TO 09 | 67 sqm | S$468,000 | S$6,985 psm | ×1.000 | S$6,982 psm |
| Dec 2024 | Blk 455 | 04 TO 06 | 67 sqm | S$443,000 | S$6,612 psm | ×1.025 | S$6,776 psm |
| Nov 2024 | Blk 455 | 04 TO 06 | 67 sqm | S$455,000 | S$6,791 psm | ×1.025 | S$6,959 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.
6.89% gross yield
S$32,400 of rent a year against the estimate above · 0.85 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 455 | 3 ROOM | S$2,700 |
| Jul 2026 | 456 | 3 ROOM | S$2,550 |
| Oct 2025 | 456 | 3 ROOM | S$2,800 |
median of 3 HDB rental approvals for 3 ROOM on Yishun St 41 since 2025-10.
Buying or selling at S$470,335?
Buying: Stamp duty on S$470,335 · Cash and CPF needed on S$470,335 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$470,335.
Each opens with this figure filled in; change anything there.
Primary schools near 456 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 · 339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 690 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 702 m · balloted in 2025 Phase 2C (PRs within 1 km)
- North View Primary School · 848 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Peiying Primary School · 1,391 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,433 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,670 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,767 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,865 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 456 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$600,000 | S$6,452 psm |
| May 2026 | Blk 456 · 3 ROOM · 13 TO 15 · Model A · 86 years left | 67 sqm | S$498,888 | S$7,446 psm |
| Dec 2025 | Blk 456 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Oct 2025 | Blk 456 · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Aug 2025 | Blk 456 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$627,000 | S$6,742 psm |
| Jun 2025 | Blk 456 · 3 ROOM · 07 TO 09 · Model A · 87 years left | 67 sqm | S$468,000 | S$6,985 psm |
| May 2025 | Blk 456 · 4 ROOM · 01 TO 03 · Model A · 87 years left excluded: outlier | 93 sqm | S$545,000 | S$5,860 psm |
| Feb 2025 | Blk 456 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$562,000 | S$6,043 psm |
| Jul 2024 | Blk 456 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Jan 2024 | Blk 456 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$543,888 | S$5,848 psm |
| Sept 2023 | Blk 456 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Jun 2023 | Blk 456 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Apr 2023 | Blk 456 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$378,000 | S$5,642 psm |
| Mar 2023 | Blk 456 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$473,888 | S$5,096 psm |
| Mar 2023 | Blk 456 · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Oct 2022 | Blk 456 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$488,888 | S$5,257 psm |
Showing 16 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 456 · 3 ROOM | S$2,550 | — |
| Nov 2025 | Blk 456 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 456 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 456 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 456 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 456 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 456 · 3 ROOM | S$2,700 | — |
| Dec 2023 | Blk 456 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 456 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 456 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 456 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 456 · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 456 · 3 ROOM | S$3,200 | — |
| Aug 2022 | Blk 456 · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 456 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 456 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 456 · 3 ROOM | S$2,250 | — |
| Feb 2021 | Blk 456 · 4 ROOM | S$1,700 | — |
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$441,608 | S$487,571 | S$528,048 | S$537,283 |
| 10 years | 75 years | S$412,755 | S$503,147 | S$590,156 | S$610,979 |
| 20 years | 65 years | S$373,686 | S$555,278 | S$763,933 | S$818,792 |
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.