Blk 640 Yishun St 61
Project page · 99-year lease from 1992
Based on 35 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 646 | 04 TO 06 | 104 sqm | S$500,000 | S$4,808 psm | ×1.000 | S$4,808 psm |
| 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 602 | 04 TO 06 | 103 sqm | S$539,800 | S$5,241 psm | ×1.000 | S$5,241 psm |
| Aug 2026 | Blk 634 | 07 TO 09 | 104 sqm | S$505,000 | S$4,856 psm | ×1.000 | S$4,856 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 634 | 10 TO 12 | 104 sqm | S$565,000 | S$5,433 psm | ×1.000 | S$5,433 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 |
| Jun 2026 | Blk 609 | 07 TO 09 | 104 sqm | S$575,000 | S$5,529 psm | ×1.000 | S$5,529 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 |
| Feb 2026 | Blk 638 | 10 TO 12 | 104 sqm | S$530,000 | S$5,096 psm | ×0.997 | S$5,081 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 |
| Jan 2026 | Blk 609 | 01 TO 03 | 104 sqm | S$541,888 | S$5,210 psm | ×0.997 | S$5,195 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 609 | 10 TO 12 | 104 sqm | S$600,000 | S$5,769 psm | ×0.996 | S$5,747 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.
7.23% gross yield
S$37,200 of rent a year against the estimate above · 0.54 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 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
| 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$514,583?
Buying: Stamp duty on S$514,583 · Cash and CPF needed on S$514,583 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$514,583.
Each opens with this figure filled in; change anything there.
Primary schools near 640 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 · 111 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 423 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Huamin Primary School · 789 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 790 m · no 2025 Phase 2C ballot
1 to 2 km
- Jiemin Primary School · 1,111 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,216 m · no 2025 Phase 2C ballot
- North View Primary School · 1,220 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,397 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,453 m · no 2025 Phase 2C ballot
- Chongfu School · 1,868 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 640 · 4 ROOM · 10 TO 12 · New Generation · 65 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Jul 2025 | Blk 640 · EXECUTIVE · 01 TO 03 · Apartment · 66 years left | 164 sqm | S$1,080,000 | S$6,585 psm |
| May 2025 | Blk 640 · 4 ROOM · 01 TO 03 · New Generation · 66 years left | 91 sqm | S$555,000 | S$6,099 psm |
| Jul 2023 | Blk 640 · 4 ROOM · 10 TO 12 · New Generation · 68 years left | 91 sqm | S$485,000 | S$5,330 psm |
| Apr 2023 | Blk 640 · 4 ROOM · 07 TO 09 · New Generation · 68 years left | 91 sqm | S$480,000 | S$5,275 psm |
| Mar 2023 | Blk 640 · EXECUTIVE · 01 TO 03 · Apartment · 68 years left excluded: outlier | 164 sqm | S$975,000 | S$5,945 psm |
| Nov 2022 | Blk 640 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 103 sqm | S$450,000 | S$4,369 psm |
| Sept 2022 | Blk 640 · 4 ROOM · 04 TO 06 · New Generation · 69 years left | 91 sqm | S$438,000 | S$4,813 psm |
Showing 8 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 640 · EXECUTIVE | S$3,000 | — |
| Oct 2025 | Blk 640 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 640 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 640 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 640 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 640 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 640 · EXECUTIVE | S$2,000 | — |
| Apr 2024 | Blk 640 · 3 ROOM | S$2,700 | — |
| Jun 2023 | Blk 640 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 640 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 640 · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 640 · EXECUTIVE | S$2,000 | — |
| Apr 2022 | Blk 640 · 3 ROOM | S$2,400 | — |
| Dec 2021 | Blk 640 · EXECUTIVE | S$2,400 | — |
| Mar 2021 | Blk 640 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 640 · 4 ROOM | S$1,900 | — |
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$496,467 | S$548,140 | S$593,646 | S$604,028 |
| 10 years | 54 years | S$473,926 | S$577,713 | S$677,617 | S$701,526 |
| 20 years | 44 years | S$423,836 | S$629,798 | S$866,455 | S$928,677 |
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.