Blk 459 Yishun Ave 11
Project page · 99-year lease from 2013
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 459 | 01 TO 03 | 48 sqm | S$340,000 | S$7,083 psm | ×1.000 | S$7,083 psm |
| Sept 2026 | Blk 459 | 07 TO 09 | 48 sqm | S$360,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Jul 2026 | Blk 459 | 10 TO 12 | 48 sqm | S$370,000 | S$7,708 psm | ×1.000 | S$7,708 psm |
| Jun 2026 | Blk 459 | 04 TO 06 | 48 sqm | S$360,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| May 2026 | Blk 459 | 07 TO 09 | 48 sqm | S$363,000 | S$7,563 psm | ×1.000 | S$7,563 psm |
| Apr 2026 | Blk 459 | 07 TO 09 | 48 sqm | S$352,000 | S$7,333 psm | ×1.000 | S$7,333 psm |
| Apr 2026 | Blk 459 | 04 TO 06 | 48 sqm | S$350,000 | S$7,292 psm | ×1.000 | S$7,292 psm |
| Feb 2026 | Blk 459 | 10 TO 12 | 48 sqm | S$365,000 | S$7,604 psm | ×0.997 | S$7,582 psm |
| Jan 2026 | Blk 459 | 01 TO 03 | 48 sqm | S$330,000 | S$6,875 psm | ×0.997 | S$6,855 psm |
| Jan 2026 | Blk 459 | 04 TO 06 | 48 sqm | S$350,000 | S$7,292 psm | ×0.997 | S$7,270 psm |
| Dec 2025 | Blk 459 | 01 TO 03 | 48 sqm | S$350,000 | S$7,292 psm | ×0.996 | S$7,263 psm |
| Nov 2025 | Blk 459 | 07 TO 09 | 48 sqm | S$361,000 | S$7,521 psm | ×0.996 | S$7,491 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.
7.67% gross yield
S$27,300 of rent a year against the estimate above · 0.47 points above flats like it
Homes like this rent for about S$2,275 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 | 459 | 2 ROOM | S$2,300 |
| Sept 2026 | 438 | 2 ROOM | S$2,250 |
| Aug 2026 | 424B | 2 ROOM | S$2,100 |
| Aug 2026 | 459 | 2 ROOM | S$1,800 |
| Jun 2026 | 424A | 2 ROOM | S$2,500 |
| May 2026 | 424B | 2 ROOM | S$2,100 |
| Apr 2026 | 424B | 2 ROOM | S$2,600 |
| Apr 2026 | 459 | 2 ROOM | S$2,500 |
median of 16 HDB rental approvals for 2 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$355,790?
Buying: Stamp duty on S$355,790 · Cash and CPF needed on S$355,790 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$355,790.
Each opens with this figure filled in; change anything there.
Primary schools near 459 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 · 546 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 631 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 701 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 917 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,476 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,613 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,830 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,854 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 459 · 3 ROOM · 04 TO 06 · Model A · 86 years left | 67 sqm | S$473,000 | S$7,060 psm |
| Sept 2026 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 86 years left | 48 sqm | S$360,000 | S$7,500 psm |
| Sept 2026 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 86 years left | 48 sqm | S$340,000 | S$7,083 psm |
| Aug 2026 | Blk 459 · 3 ROOM · 10 TO 12 · Model A · 86 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jul 2026 | Blk 459 · 2 ROOM · 10 TO 12 · Model A · 86 years left | 48 sqm | S$370,000 | S$7,708 psm |
| Jun 2026 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 86 years left | 48 sqm | S$360,000 | S$7,500 psm |
| May 2026 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 86 years left | 48 sqm | S$363,000 | S$7,563 psm |
| Apr 2026 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 86 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Apr 2026 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 86 years left | 48 sqm | S$352,000 | S$7,333 psm |
| Mar 2026 | Blk 459 · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$505,000 | S$7,537 psm |
| Mar 2026 | Blk 459 · 3 ROOM · 07 TO 09 · Model A · 87 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Feb 2026 | Blk 459 · 2 ROOM · 10 TO 12 · Model A · 87 years left | 48 sqm | S$365,000 | S$7,604 psm |
| Jan 2026 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 87 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Jan 2026 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 87 years left | 48 sqm | S$330,000 | S$6,875 psm |
| Dec 2025 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 87 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Nov 2025 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 87 years left | 48 sqm | S$361,000 | S$7,521 psm |
| Oct 2025 | Blk 459 · 2 ROOM · 10 TO 12 · Model A · 87 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Jul 2025 | Blk 459 · 2 ROOM · 10 TO 12 · 2-room · 87 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Jul 2025 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 87 years left | 48 sqm | S$345,000 | S$7,188 psm |
| Jun 2025 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 87 years left | 48 sqm | S$327,000 | S$6,813 psm |
| Apr 2025 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 87 years left | 48 sqm | S$335,000 | S$6,979 psm |
| Mar 2025 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 88 years left | 48 sqm | S$325,000 | S$6,771 psm |
| Feb 2025 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 88 years left excluded: outlier | 48 sqm | S$320,000 | S$6,667 psm |
| Jan 2025 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 88 years left | 48 sqm | S$345,000 | S$7,188 psm |
| Dec 2024 | Blk 459 · 2 ROOM · 13 TO 15 · Model A · 88 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Nov 2024 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 88 years left | 48 sqm | S$340,000 | S$7,083 psm |
| Sept 2024 | Blk 459 · 3 ROOM · 01 TO 03 · Model A · 88 years left | 67 sqm | S$430,000 | S$6,418 psm |
| Jun 2024 | Blk 459 · 2 ROOM · 04 TO 06 · 2-room · 88 years left | 48 sqm | S$325,000 | S$6,771 psm |
| Jun 2024 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 88 years left | 48 sqm | S$310,000 | S$6,458 psm |
| May 2024 | Blk 459 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$471,500 | S$7,037 psm |
| May 2024 | Blk 459 · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$442,000 | S$6,597 psm |
| Feb 2024 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 89 years left | 48 sqm | S$315,000 | S$6,563 psm |
| Jan 2024 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 89 years left | 48 sqm | S$315,000 | S$6,563 psm |
| Oct 2023 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 89 years left | 48 sqm | S$315,000 | S$6,563 psm |
| May 2023 | Blk 459 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$405,000 | S$6,045 psm |
| May 2023 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 89 years left | 48 sqm | S$300,000 | S$6,250 psm |
| Mar 2023 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 89 years left | 48 sqm | S$285,000 | S$5,938 psm |
| Feb 2023 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 90 years left | 48 sqm | S$300,000 | S$6,250 psm |
| Feb 2023 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 90 years left | 48 sqm | S$290,000 | S$6,042 psm |
| Feb 2023 | Blk 459 · 2 ROOM · 01 TO 03 · Model A · 90 years left | 48 sqm | S$290,000 | S$6,042 psm |
| Jan 2023 | Blk 459 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$413,000 | S$6,164 psm |
| Jan 2023 | Blk 459 · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$398,888 | S$5,954 psm |
| Jan 2023 | Blk 459 · 2 ROOM · 04 TO 06 · Model A · 90 years left | 48 sqm | S$299,000 | S$6,229 psm |
| Nov 2022 | Blk 459 · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$397,000 | S$5,925 psm |
| Sept 2022 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 90 years left | 48 sqm | S$284,000 | S$5,917 psm |
| Aug 2022 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 90 years left | 48 sqm | S$290,000 | S$6,042 psm |
| Jun 2022 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 90 years left | 48 sqm | S$281,000 | S$5,854 psm |
| Jun 2022 | Blk 459 · 2 ROOM · 10 TO 12 · Model A · 90 years left | 48 sqm | S$280,000 | S$5,833 psm |
| Apr 2022 | Blk 459 · 2 ROOM · 13 TO 15 · Model A · 90 years left | 48 sqm | S$292,000 | S$6,083 psm |
| Feb 2022 | Blk 459 · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$345,000 | S$5,149 psm |
| Jan 2022 | Blk 459 · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jan 2022 | Blk 459 · 2 ROOM · 07 TO 09 · Model A · 91 years left | 48 sqm | S$270,000 | S$5,625 psm |
| Nov 2021 | Blk 459 · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$380,011 | S$5,672 psm |
Showing 53 of 94.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 459 · 2 ROOM | S$2,300 | — |
| Aug 2026 | Blk 459 · 2 ROOM | S$1,800 | — |
| Apr 2026 | Blk 459 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 459 · 2 ROOM | S$2,500 | — |
| Apr 2026 | Blk 459 · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 459 · 2 ROOM | S$2,200 | — |
| Dec 2025 | Blk 459 · 2 ROOM | S$2,500 | — |
| Sept 2025 | Blk 459 · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 459 · 2 ROOM | S$2,000 | — |
| May 2025 | Blk 459 · 3 ROOM | S$2,250 | — |
| Apr 2025 | Blk 459 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 459 · 2 ROOM | S$2,350 | — |
| Oct 2024 | Blk 459 · 2 ROOM | S$600 | — |
| Sept 2024 | Blk 459 · 3 ROOM | S$1,400 | — |
| Jul 2024 | Blk 459 · 2 ROOM | S$1,800 | — |
| Apr 2024 | Blk 459 · 2 ROOM | S$1,200 | — |
| Mar 2024 | Blk 459 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 459 · 2 ROOM | S$2,300 | — |
| Dec 2023 | Blk 459 · 2 ROOM | S$2,500 | — |
| Nov 2023 | Blk 459 · 2 ROOM | S$2,000 | — |
| Sept 2023 | Blk 459 · 3 ROOM | S$1,400 | — |
| Aug 2023 | Blk 459 · 2 ROOM | S$2,200 | — |
| Jun 2023 | Blk 459 · 2 ROOM | S$1,900 | — |
| Mar 2023 | Blk 459 · 3 ROOM | S$2,500 | — |
| Feb 2023 | Blk 459 · 2 ROOM | S$2,400 | — |
| Nov 2022 | Blk 459 · 2 ROOM | S$600 | — |
| Oct 2022 | Blk 459 · 2 ROOM | S$2,700 | — |
| Oct 2022 | Blk 459 · 3 ROOM | S$1,400 | — |
| Sept 2022 | Blk 459 · 3 ROOM | S$1,900 | — |
| Aug 2022 | Blk 459 · 2 ROOM | S$2,000 | — |
| May 2022 | Blk 459 · 3 ROOM | S$1,250 | — |
| May 2022 | Blk 459 · 2 ROOM | S$1,200 | — |
| Mar 2022 | Blk 459 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 459 · 2 ROOM | S$1,650 | — |
| Aug 2021 | Blk 459 · 2 ROOM | S$1,500 | — |
| May 2021 | Blk 459 · 2 ROOM | S$1,200 | — |
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$334,059 | S$368,828 | S$399,448 | S$406,434 |
| 10 years | 75 years | S$312,233 | S$380,611 | S$446,430 | S$462,182 |
| 20 years | 65 years | S$282,679 | S$420,046 | S$577,885 | S$619,385 |
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.