Blk 604 Yishun St 61
Project page · 99-year lease from 1992
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 643 | 04 TO 06 | 146 sqm | S$849,000 | S$5,815 psm | ×1.000 | S$5,815 psm |
| Sept 2026 | Blk 611 | 01 TO 03 | 146 sqm | S$760,000 | S$5,205 psm | ×1.000 | S$5,205 psm |
| Aug 2026 | Blk 611 | 10 TO 12 | 146 sqm | S$925,000 | S$6,336 psm | ×1.000 | S$6,336 psm |
| Apr 2026 | Blk 614 | 04 TO 06 | 142 sqm | S$820,000 | S$5,775 psm | ×1.000 | S$5,775 psm |
| Apr 2026 | Blk 606 | 07 TO 09 | 142 sqm | S$830,000 | S$5,845 psm | ×1.000 | S$5,845 psm |
| Mar 2026 | Blk 606 | 10 TO 12 | 145 sqm | S$850,000 | S$5,862 psm | ×0.997 | S$5,845 psm |
| Mar 2026 | Blk 643 | 10 TO 12 | 142 sqm | S$835,000 | S$5,880 psm | ×0.997 | S$5,863 psm |
| Mar 2026 | Blk 611 | 07 TO 09 | 146 sqm | S$888,000 | S$6,082 psm | ×0.997 | S$6,064 psm |
| Feb 2026 | Blk 611 | 04 TO 06 | 146 sqm | S$860,088 | S$5,891 psm | ×0.997 | S$5,874 psm |
| Jan 2026 | Blk 643 | 10 TO 12 | 142 sqm | S$825,000 | S$5,810 psm | ×0.997 | S$5,793 psm |
| Jan 2026 | Blk 643 | 04 TO 06 | 146 sqm | S$788,000 | S$5,397 psm | ×0.997 | S$5,381 psm |
| Nov 2025 | Blk 606 | 07 TO 09 | 146 sqm | S$835,000 | S$5,719 psm | ×0.996 | S$5,697 psm |
| Nov 2025 | Blk 643 | 10 TO 12 | 142 sqm | S$840,000 | S$5,915 psm | ×0.996 | S$5,892 psm |
How accurate is this estimate for Yishun St 61?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 72 sales in Yishun St 61 since.
- Median error
- 5.1%
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.
4.63% gross yield
S$44,400 of rent a year against the estimate above · 0.07 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 640 | EXECUTIVE | S$3,000 |
| Jul 2026 | 643 | EXECUTIVE | S$4,000 |
| May 2026 | 640A | EXECUTIVE | S$2,300 |
| Apr 2026 | 643 | EXECUTIVE | S$4,000 |
| Apr 2026 | 604 | EXECUTIVE | S$3,200 |
| Jan 2026 | 611 | EXECUTIVE | S$3,700 |
| Dec 2025 | 633 | EXECUTIVE | S$3,000 |
| Nov 2025 | 633 | EXECUTIVE | S$4,950 |
median of 11 HDB rental approvals for EXECUTIVE on Yishun St 61 since 2025-10.
Buying or selling at S$958,544?
Buying: Stamp duty on S$958,544 · Cash and CPF needed on S$958,544 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$958,544.
Each opens with this figure filled in; change anything there.
Primary schools near 604 Yishun St 61
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 · 467 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 477 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 560 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Jiemin Primary School · 803 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,016 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xishan Primary School · 1,169 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,249 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,269 m · no 2025 Phase 2C ballot
- North View Primary School · 1,506 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,832 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 604 · 3 ROOM · 10 TO 12 · Simplified · 65 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Feb 2025 | Blk 604 · 3 ROOM · 01 TO 03 · Simplified · 66 years left | 64 sqm | S$415,000 | S$6,484 psm |
| Dec 2024 | Blk 604 · EXECUTIVE · 01 TO 03 · Apartment · 67 years left | 164 sqm | S$950,000 | S$5,793 psm |
| Apr 2023 | Blk 604 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left | 164 sqm | S$935,000 | S$5,701 psm |
| Dec 2021 | Blk 604 · 4 ROOM · 10 TO 12 · New Generation · 70 years left | 91 sqm | S$430,000 | S$4,725 psm |
Showing 5 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 604 · EXECUTIVE | S$3,200 | — |
| Oct 2025 | Blk 604 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 604 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 604 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 604 · EXECUTIVE | S$3,200 | — |
| Oct 2024 | Blk 604 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 604 · EXECUTIVE | S$3,200 | — |
| Oct 2023 | Blk 604 · 3 ROOM | S$2,300 | — |
| Jul 2023 | Blk 604 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 604 · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 604 · EXECUTIVE | S$2,800 | — |
| Oct 2022 | Blk 604 · 4 ROOM | S$3,500 | — |
| Feb 2022 | Blk 604 · EXECUTIVE | S$2,200 | — |
| Oct 2021 | Blk 604 · 3 ROOM | S$1,500 | — |
| Jun 2021 | Blk 604 · 3 ROOM | S$2,400 | — |
| Feb 2021 | Blk 604 · EXECUTIVE | S$2,200 | — |
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 64 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 | 59 years | S$924,798 | S$1,021,052 | S$1,105,819 | S$1,125,159 |
| 10 years | 54 years | S$882,809 | S$1,076,140 | S$1,262,237 | S$1,306,774 |
| 20 years | 44 years | S$789,504 | S$1,173,161 | S$1,613,995 | S$1,729,900 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.