Blk 634 Yishun St 61
Project page · 99-year lease from 1987
Based on 27 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 625 | 07 TO 09 | 83 sqm | S$515,888 | S$6,216 psm | ×1.000 | S$6,216 psm |
| Sept 2026 | Blk 635 | 07 TO 09 | 84 sqm | S$447,500 | S$5,327 psm | ×1.000 | S$5,327 psm |
| Sept 2026 | Blk 644 | 07 TO 09 | 83 sqm | S$438,800 | S$5,287 psm | ×1.000 | S$5,287 psm |
| Sept 2026 | Blk 639 | 04 TO 06 | 84 sqm | S$442,000 | S$5,262 psm | ×1.000 | S$5,262 psm |
| Sept 2026 | Blk 635 | 10 TO 12 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Aug 2026 | Blk 645 | 07 TO 09 | 91 sqm | S$542,000 | S$5,956 psm | ×1.000 | S$5,956 psm |
| Aug 2026 | Blk 625 | 01 TO 03 | 85 sqm | S$480,000 | S$5,647 psm | ×1.000 | S$5,647 psm |
| Aug 2026 | Blk 646 | 10 TO 12 | 84 sqm | S$468,000 | S$5,571 psm | ×1.000 | S$5,571 psm |
| Aug 2026 | Blk 647 | 07 TO 09 | 88 sqm | S$498,000 | S$5,659 psm | ×1.000 | S$5,659 psm |
| Aug 2026 | Blk 647 | 04 TO 06 | 83 sqm | S$465,000 | S$5,602 psm | ×1.000 | S$5,602 psm |
| Aug 2026 | Blk 634 | 07 TO 09 | 84 sqm | S$478,000 | S$5,690 psm | ×1.000 | S$5,690 psm |
| Jul 2026 | Blk 640 | 10 TO 12 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Jul 2026 | Blk 610 | 04 TO 06 | 84 sqm | S$490,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jul 2026 | Blk 646 | 10 TO 12 | 84 sqm | S$477,000 | S$5,679 psm | ×1.000 | S$5,679 psm |
| May 2026 | Blk 612 | 10 TO 12 | 83 sqm | S$508,000 | S$6,120 psm | ×1.000 | S$6,120 psm |
| May 2026 | Blk 612 | 04 TO 06 | 83 sqm | S$520,000 | S$6,265 psm | ×1.000 | S$6,265 psm |
| May 2026 | Blk 638 | 07 TO 09 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| Apr 2026 | Blk 642 | 10 TO 12 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Apr 2026 | Blk 625 | 04 TO 06 | 83 sqm | S$530,000 | S$6,386 psm | ×1.000 | S$6,386 psm |
| Mar 2026 | Blk 642 | 04 TO 06 | 84 sqm | S$490,000 | S$5,833 psm | ×0.997 | S$5,816 psm |
| Jan 2026 | Blk 645 | 04 TO 06 | 91 sqm | S$550,000 | S$6,044 psm | ×0.997 | S$6,026 psm |
| Jan 2026 | Blk 613 | 10 TO 12 | 83 sqm | S$520,000 | S$6,265 psm | ×0.997 | S$6,247 psm |
| Dec 2025 | Blk 639 | 01 TO 03 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Dec 2025 | Blk 609 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×0.996 | S$5,573 psm |
| Nov 2025 | Blk 634 | 10 TO 12 | 84 sqm | S$520,000 | S$6,190 psm | ×0.996 | S$6,166 psm |
| Nov 2025 | Blk 610 | 07 TO 09 | 84 sqm | S$510,000 | S$6,071 psm | ×0.996 | S$6,048 psm |
| Nov 2025 | Blk 641 | 10 TO 12 | 91 sqm | S$575,000 | S$6,319 psm | ×0.996 | S$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.
7.78% gross yield
S$37,200 of rent a year against the estimate above · 0.72 points above 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 50 to 59 years of lease left yield 7.06%, from 112 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 | 635 | 4 ROOM | S$3,400 |
| Sept 2026 | 646 | 4 ROOM | S$3,300 |
| Sept 2026 | 609 | 4 ROOM | S$3,200 |
| Sept 2026 | 630 | 4 ROOM | S$3,200 |
| Sept 2026 | 646 | 4 ROOM | S$3,200 |
| Sept 2026 | 629 | 4 ROOM | S$3,100 |
| Sept 2026 | 636 | 4 ROOM | S$3,100 |
| Aug 2026 | 646 | 4 ROOM | S$3,300 |
median of 79 HDB rental approvals for 4 ROOM on Yishun St 61 since 2025-10.
Buying or selling at S$478,000?
Buying: Stamp duty on S$478,000 · Cash and CPF needed on S$478,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,000.
Each opens with this figure filled in; change anything there.
Primary schools near 634 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 · 206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 211 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 796 m · no 2025 Phase 2C ballot
- Huamin Primary School · 968 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Jiemin Primary School · 1,296 m · no 2025 Phase 2C ballot
- North View Primary School · 1,341 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,452 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,630 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,682 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 634 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$478,000 | S$5,690 psm |
| Aug 2026 | Blk 634 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Jul 2026 | Blk 634 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Nov 2025 | Blk 634 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Sept 2025 | Blk 634 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$576,000 | S$5,538 psm |
| Aug 2025 | Blk 634 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Feb 2025 | Blk 634 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Jan 2025 | Blk 634 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$488,000 | S$5,810 psm |
| Jan 2025 | Blk 634 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$515,000 | S$6,131 psm |
| Aug 2024 | Blk 634 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Apr 2024 | Blk 634 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Jan 2024 | Blk 634 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Jan 2024 | Blk 634 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$445,000 | S$5,298 psm |
| Dec 2022 | Blk 634 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Nov 2022 | Blk 634 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Nov 2022 | Blk 634 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$422,000 | S$5,024 psm |
| Sept 2022 | Blk 634 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$412,000 | S$4,905 psm |
| Aug 2022 | Blk 634 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$408,000 | S$4,857 psm |
| Mar 2022 | Blk 634 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$400,000 | S$4,762 psm |
Showing 19 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 634 · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 634 · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 634 · 4 ROOM | S$3,150 | — |
| Feb 2026 | Blk 634 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 634 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 634 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 634 · 4 ROOM | S$2,700 | — |
| Oct 2024 | Blk 634 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 634 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 634 · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 634 · 4 ROOM | S$2,830 | — |
| Feb 2024 | Blk 634 · 4 ROOM | S$2,400 | — |
| Jan 2024 | Blk 634 · 4 ROOM | S$2,700 | — |
| Jan 2024 | Blk 634 · 4 ROOM | S$2,300 | — |
| Oct 2023 | Blk 634 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 634 · 4 ROOM | S$2,700 | — |
| Nov 2022 | Blk 634 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 634 · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 634 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 634 · 4 ROOM | S$1,800 | — |
| Dec 2021 | Blk 634 · 4 ROOM | S$1,600 | — |
| Mar 2021 | Blk 634 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 634 · 4 ROOM | S$1,700 | — |
| Feb 2021 | Blk 634 · 4 ROOM | S$1,800 | — |
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$456,297 | S$503,789 | S$545,613 | S$555,155 |
| 10 years | 49 years | S$433,313 | S$528,206 | S$619,549 | S$641,408 |
| 20 years | 39 years | S$380,928 | S$566,039 | S$778,737 | S$834,660 |
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.