Blk 458 Yishun Ave 11
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 458 | 10 TO 12 | 93 sqm | S$560,000 | S$6,022 psm | ×1.000 | S$6,022 psm |
| May 2026 | Blk 458 | 04 TO 06 | 93 sqm | S$550,000 | S$5,914 psm | ×1.000 | S$5,914 psm |
| Mar 2026 | Blk 458 | 13 TO 15 | 93 sqm | S$585,000 | S$6,290 psm | ×0.997 | S$6,272 psm |
| Nov 2025 | Blk 458 | 07 TO 09 | 93 sqm | S$603,888 | S$6,493 psm | ×0.996 | S$6,468 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.
6.30% gross yield
S$36,000 of rent a year against the estimate above · 0.73 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 346 | 4 ROOM | S$3,300 |
| Sept 2026 | 446 | 4 ROOM | S$3,100 |
| Sept 2026 | 416 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$2,950 |
| Aug 2026 | 458 | 4 ROOM | S$2,900 |
| Aug 2026 | 440 | 4 ROOM | S$2,400 |
| Jul 2026 | 430A | 4 ROOM | S$3,200 |
median of 54 HDB rental approvals for 4 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$571,638?
Buying: Stamp duty on S$571,638 · Cash and CPF needed on S$571,638 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$571,638.
Each opens with this figure filled in; change anything there.
Primary schools near 458 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
- Northland Primary School · 534 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 669 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 883 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Xishan Primary School · 1,502 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,594 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,834 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,873 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 86 years left | 93 sqm | S$560,000 | S$6,022 psm |
| May 2026 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2026 | Blk 458 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Nov 2025 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 93 sqm | S$603,888 | S$6,493 psm |
| May 2025 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Feb 2025 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jan 2025 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2024 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$583,000 | S$6,269 psm |
| Jun 2024 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jun 2024 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2024 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$540,000 | S$5,806 psm |
| May 2024 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Apr 2024 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Mar 2024 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Feb 2024 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Jan 2024 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Dec 2023 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Dec 2023 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$508,000 | S$5,462 psm |
| Jul 2023 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Jul 2023 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jun 2023 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$510,000 | S$5,484 psm |
| May 2023 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Apr 2023 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Mar 2023 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Jan 2023 | Blk 458 · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$523,000 | S$5,624 psm |
| Jan 2023 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$465,000 | S$5,000 psm |
| Dec 2022 | Blk 458 · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Dec 2022 | Blk 458 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Dec 2022 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$473,000 | S$5,086 psm |
| Nov 2022 | Blk 458 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Jun 2022 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$450,000 | S$4,839 psm |
| Mar 2022 | Blk 458 · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$450,000 | S$4,839 psm |
| Oct 2021 | Blk 458 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$468,888 | S$5,042 psm |
Showing 33 of 74.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 458 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 458 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 458 · 4 ROOM | S$2,900 | — |
| Mar 2026 | Blk 458 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 458 · 4 ROOM | S$2,800 | — |
| Oct 2025 | Blk 458 · 4 ROOM | S$1,400 | — |
| May 2025 | Blk 458 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 458 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 458 · 4 ROOM | S$3,100 | — |
| Jan 2025 | Blk 458 · 4 ROOM | S$3,100 | — |
| Nov 2024 | Blk 458 · 4 ROOM | S$2,650 | — |
| Sept 2024 | Blk 458 · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 458 · 4 ROOM | S$3,050 | — |
| Sept 2024 | Blk 458 · 4 ROOM | S$1,400 | — |
| Jun 2024 | Blk 458 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 458 · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 458 · 4 ROOM | S$2,300 | — |
| Jan 2024 | Blk 458 · 4 ROOM | S$2,000 | — |
| Nov 2023 | Blk 458 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 458 · 4 ROOM | S$2,500 | — |
| Jun 2023 | Blk 458 · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 458 · 4 ROOM | S$2,150 | — |
| Feb 2023 | Blk 458 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 458 · 4 ROOM | S$2,150 | — |
| Oct 2022 | Blk 458 · 4 ROOM | S$2,000 | — |
| Sept 2022 | Blk 458 · 4 ROOM | S$1,700 | — |
| Aug 2022 | Blk 458 · 4 ROOM | S$2,500 | — |
| Jul 2022 | Blk 458 · 4 ROOM | S$2,000 | — |
| Jun 2022 | Blk 458 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 458 · 4 ROOM | S$1,850 | — |
| Mar 2022 | Blk 458 · 4 ROOM | S$2,200 | — |
| Mar 2022 | Blk 458 · 4 ROOM | S$2,150 | — |
| Nov 2021 | Blk 458 · 4 ROOM | S$1,950 | — |
| Oct 2021 | Blk 458 · 4 ROOM | S$1,650 | — |
| Sept 2021 | Blk 458 · 4 ROOM | S$2,400 | — |
| Aug 2021 | Blk 458 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 458 · 4 ROOM | S$1,500 | — |
| May 2021 | Blk 458 · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 458 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 458 · 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$536,722 | S$592,585 | S$641,781 | S$653,005 |
| 10 years | 75 years | S$501,656 | S$611,516 | S$717,266 | S$742,573 |
| 20 years | 65 years | S$454,172 | S$674,875 | S$928,471 | S$995,146 |
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.