Blk 630 Yishun St 61
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 630 | 04 TO 06 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jul 2026 | Blk 630 | 10 TO 12 | 73 sqm | S$430,008 | S$5,891 psm | ×1.000 | S$5,891 psm |
| Jul 2026 | Blk 630 | 07 TO 09 | 73 sqm | S$436,000 | S$5,973 psm | ×1.000 | S$5,973 psm |
| Mar 2026 | Blk 630 | 10 TO 12 | 73 sqm | S$438,000 | S$6,000 psm | ×0.997 | S$5,982 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.
7.48% gross yield
S$32,400 of rent a year against the estimate above · 0.11 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 630 | 3 ROOM | S$2,900 |
| Aug 2026 | 627 | 3 ROOM | S$2,200 |
| Jul 2026 | 629 | 3 ROOM | S$2,900 |
| May 2026 | 627 | 3 ROOM | S$2,900 |
| May 2026 | 629 | 3 ROOM | S$2,800 |
| May 2026 | 627 | 3 ROOM | S$2,700 |
| Apr 2026 | 627 | 3 ROOM | S$3,000 |
| Feb 2026 | 627 | 3 ROOM | S$2,800 |
median of 16 HDB rental approvals for 3 ROOM on Yishun St 61 since 2025-10.
Buying or selling at S$433,004?
Buying: Stamp duty on S$433,004 · Cash and CPF needed on S$433,004 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$433,004.
Each opens with this figure filled in; change anything there.
Primary schools near 630 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
- Naval Base Primary School · 87 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 376 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 662 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,278 m · no 2025 Phase 2C ballot
- North View Primary School · 1,517 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,556 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,690 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,727 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 630 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Jul 2026 | Blk 630 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$436,000 | S$5,973 psm |
| Jul 2026 | Blk 630 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$430,008 | S$5,891 psm |
| Mar 2026 | Blk 630 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$438,000 | S$6,000 psm |
| Apr 2025 | Blk 630 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$480,000 | S$6,575 psm |
| Nov 2024 | Blk 630 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$428,000 | S$5,863 psm |
| May 2024 | Blk 630 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 73 sqm | S$435,000 | S$5,959 psm |
| Dec 2023 | Blk 630 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 103 sqm | S$540,000 | S$5,243 psm |
| May 2023 | Blk 630 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 105 sqm | S$538,000 | S$5,124 psm |
| May 2023 | Blk 630 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 105 sqm | S$535,000 | S$5,095 psm |
| Jan 2023 | Blk 630 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 103 sqm | S$530,000 | S$5,146 psm |
| Nov 2022 | Blk 630 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 107 sqm | S$550,000 | S$5,140 psm |
| Oct 2022 | Blk 630 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 103 sqm | S$515,000 | S$5,000 psm |
| Aug 2022 | Blk 630 · 3 ROOM · 01 TO 03 · Model A · 65 years left | 73 sqm | S$368,888 | S$5,053 psm |
Showing 14 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 630 · 4 ROOM | S$3,200 | — |
| Aug 2026 | Blk 630 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 630 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 630 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 630 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 630 · 4 ROOM | S$2,950 | — |
| Oct 2024 | Blk 630 · 3 ROOM | S$2,300 | — |
| Aug 2024 | Blk 630 · 4 ROOM | S$3,100 | — |
| Jul 2024 | Blk 630 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 630 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 630 · 3 ROOM | S$2,600 | — |
| Jun 2024 | Blk 630 · 3 ROOM | S$2,000 | — |
| May 2024 | Blk 630 · 4 ROOM | S$2,950 | — |
| Mar 2024 | Blk 630 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 630 · 3 ROOM | S$2,125 | — |
| Jun 2023 | Blk 630 · 3 ROOM | S$2,500 | — |
| May 2023 | Blk 630 · 4 ROOM | S$2,950 | — |
| Feb 2023 | Blk 630 · 3 ROOM | S$2,200 | — |
| Nov 2022 | Blk 630 · 3 ROOM | S$2,050 | — |
| Aug 2022 | Blk 630 · 3 ROOM | S$2,000 | — |
| Aug 2022 | Blk 630 · 4 ROOM | S$1,900 | — |
| Jul 2022 | Blk 630 · 3 ROOM | S$1,600 | — |
| Jun 2022 | Blk 630 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 630 · 4 ROOM | S$2,240 | — |
| Feb 2022 | Blk 630 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 630 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 630 · 3 ROOM | S$2,300 | — |
| Jun 2021 | Blk 630 · 3 ROOM | S$1,850 | — |
| Jun 2021 | Blk 630 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 630 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 630 · 4 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$417,760 | S$461,241 | S$499,533 | S$508,269 |
| 10 years | 50 years | S$398,792 | S$486,126 | S$570,192 | S$590,310 |
| 20 years | 40 years | S$356,643 | S$529,953 | S$729,092 | S$781,449 |
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.