Blk 632 Yishun St 61
Project page · 99-year lease from 1987
Based on 9 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 637A | 01 TO 03 | 64 sqm | S$385,000 | S$6,016 psm | ×1.000 | S$6,016 psm |
| 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 604 | 10 TO 12 | 64 sqm | S$410,000 | S$6,406 psm | ×1.000 | S$6,406 psm |
| Jul 2026 | Blk 630 | 07 TO 09 | 73 sqm | S$436,000 | S$5,973 psm | ×1.000 | S$5,973 psm |
| May 2026 | Blk 632 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×1.000 | S$6,406 psm |
| Mar 2026 | Blk 630 | 10 TO 12 | 73 sqm | S$438,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Jan 2026 | Blk 627 | 04 TO 06 | 73 sqm | S$435,000 | S$5,959 psm | ×0.997 | S$5,941 psm |
| Dec 2025 | Blk 629 | 04 TO 06 | 73 sqm | S$445,000 | S$6,096 psm | ×0.996 | S$6,072 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.
8.46% gross yield
S$32,400 of rent a year against the estimate above · 1.01 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.
In Yishun, flats of this type with 50 to 59 years of lease left yield 7.46%, from 24 blocks.
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$382,867?
Buying: Stamp duty on S$382,867 · Cash and CPF needed on S$382,867 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$382,867.
Each opens with this figure filled in; change anything there.
Primary schools near 632 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 · 184 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 236 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 808 m · no 2025 Phase 2C ballot
- Huamin Primary School · 999 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Jiemin Primary School · 1,331 m · no 2025 Phase 2C ballot
- North View Primary School · 1,361 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,492 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,672 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,723 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 632 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$410,000 | S$6,406 psm |
| May 2025 | Blk 632 · MULTI-GENERATION · 04 TO 06 · Multi Generation · 62 years left | 147 sqm | S$945,000 | S$6,429 psm |
| Jan 2025 | Blk 632 · 3 ROOM · 10 TO 12 · Simplified · 62 years left | 64 sqm | S$440,088 | S$6,876 psm |
| Feb 2023 | Blk 632 · 3 ROOM · 10 TO 12 · Simplified · 64 years left | 64 sqm | S$368,888 | S$5,764 psm |
| Feb 2023 | Blk 632 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$362,000 | S$5,656 psm |
| Jan 2023 | Blk 632 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 91 sqm | S$479,000 | S$5,264 psm |
| Feb 2022 | Blk 632 · MULTI-GENERATION · 10 TO 12 · Multi Generation · 65 years left | 164 sqm | S$845,000 | S$5,152 psm |
| Oct 2021 | Blk 632 · MULTI-GENERATION · 01 TO 03 · Multi Generation · 65 years left | 164 sqm | S$760,000 | S$4,634 psm |
Showing 8 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 632 · 4 ROOM | S$2,800 | — |
| Oct 2025 | Blk 632 · 3 ROOM | S$2,400 | — |
| Sept 2025 | Blk 632 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 632 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 632 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 632 · 3 ROOM | S$2,200 | — |
| Nov 2023 | Blk 632 · 4 ROOM | S$2,800 | — |
| Nov 2023 | Blk 632 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 632 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 632 · 4 ROOM | S$3,200 | — |
| Dec 2021 | Blk 632 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 632 · 3 ROOM | S$1,600 | — |
| Mar 2021 | Blk 632 · 3 ROOM | S$1,450 | — |
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 59 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 | 54 years | S$365,484 | S$403,523 | S$437,024 | S$444,667 |
| 10 years | 49 years | S$347,073 | S$423,080 | S$496,244 | S$513,753 |
| 20 years | 39 years | S$305,115 | S$453,384 | S$623,751 | S$668,544 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.