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HDB · 760628

Blk 628 Yishun St 61

Project page · 99-year lease from 1988

Indicative value range
S$539,501 – S$620,892
Indicative mid S$580,529 · S$5,529 psm

Based on 15 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 64604 TO 06104 sqmS$500,000S$4,808 psm×1.000S$4,808 psm
Aug 2026Blk 64507 TO 0991 sqmS$542,000S$5,956 psm×1.000S$5,956 psm
Aug 2026Blk 60204 TO 06103 sqmS$539,800S$5,241 psm×1.000S$5,241 psm
Aug 2026Blk 63407 TO 09104 sqmS$505,000S$4,856 psm×1.000S$4,856 psm
Jul 2026Blk 62807 TO 09105 sqmS$508,000S$4,838 psm×1.000S$4,838 psm
Jul 2026Blk 64010 TO 1291 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Jul 2026Blk 63410 TO 12104 sqmS$565,000S$5,433 psm×1.000S$5,433 psm
Jun 2026Blk 60907 TO 09104 sqmS$575,000S$5,529 psm×1.000S$5,529 psm
Mar 2026Blk 62710 TO 12107 sqmS$630,000S$5,888 psm×0.997S$5,870 psm
Feb 2026Blk 63810 TO 12104 sqmS$530,000S$5,096 psm×0.997S$5,081 psm
Jan 2026Blk 64504 TO 0691 sqmS$550,000S$6,044 psm×0.997S$6,026 psm
Jan 2026Blk 60901 TO 03104 sqmS$541,888S$5,210 psm×0.997S$5,195 psm
Nov 2025Blk 60910 TO 12104 sqmS$600,000S$5,769 psm×0.996S$5,747 psm
Nov 2025Blk 62704 TO 06105 sqmS$590,000S$5,619 psm×0.996S$5,597 psm
Nov 2025Blk 64110 TO 1291 sqmS$575,000S$6,319 psm×0.996S$6,294 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.

6.41% gross yield

S$37,200 of rent a year against the estimate above · 0.28 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 79 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 20266354 ROOMS$3,400
Sept 20266464 ROOMS$3,300
Sept 20266094 ROOMS$3,200
Sept 20266304 ROOMS$3,200
Sept 20266464 ROOMS$3,200
Sept 20266294 ROOMS$3,100
Sept 20266364 ROOMS$3,100
Aug 20266464 ROOMS$3,300

median of 79 HDB rental approvals for 4 ROOM on Yishun St 61 since 2025-10.

Buying or selling at S$580,529?

Buying: Stamp duty on S$580,529 · Cash and CPF needed on S$580,529 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$580,529.

Each opens with this figure filled in; change anything there.

Primary schools near 628 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 628 · 4 ROOM · 07 TO 09 · Model A · 61 years left
105 sqmS$508,000S$4,838 psm
Sept 2025
Blk 628 · 4 ROOM · 10 TO 12 · Model A · 62 years left
103 sqmS$645,000S$6,262 psm
Sept 2025
Blk 628 · 3 ROOM · 01 TO 03 · Model A · 62 years left
73 sqmS$443,000S$6,068 psm
Jul 2025
Blk 628 · 3 ROOM · 07 TO 09 · Model A · 62 years left
73 sqmS$450,000S$6,164 psm
May 2024
Blk 628 · 4 ROOM · 10 TO 12 · Model A · 63 years left
105 sqmS$555,000S$5,286 psm
Jun 2023
Blk 628 · 3 ROOM · 04 TO 06 · Model A · 64 years left
73 sqmS$390,000S$5,342 psm
Aug 2022
Blk 628 · 4 ROOM · 07 TO 09 · Model A · 65 years left
105 sqmS$490,000S$4,667 psm
May 2022
Blk 628 · 4 ROOM · 01 TO 03 · Model A · 65 years left
107 sqmS$538,000S$5,028 psm
Dec 2021
Blk 628 · 4 ROOM · 01 TO 03 · Model A · 65 years left
105 sqmS$413,000S$3,933 psm
See more

Showing 9 of 44.

Sale prices as filed in caveats.

Where the lease takes this

About 60 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$560,092S$618,387S$669,724S$681,437
10 years50 yearsS$534,662S$651,750S$764,457S$791,430
20 years40 yearsS$478,152S$710,509S$977,495S$1,047,691

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.