Blk 654 Yishun Ave 4
Project page · 99-year lease from 1992
Based on 6 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 664A | 01 TO 03 | 164 sqm | S$1,038,000 | S$6,329 psm | ×1.000 | S$6,329 psm |
| Jul 2026 | Blk 663A | 01 TO 03 | 164 sqm | S$1,075,000 | S$6,555 psm | ×1.000 | S$6,555 psm |
| Apr 2026 | Blk 665 | 01 TO 03 | 164 sqm | S$1,025,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Feb 2026 | Blk 650 | 01 TO 03 | 159 sqm | S$1,100,000 | S$6,918 psm | ×0.997 | S$6,898 psm |
| Dec 2025 | Blk 652 | 04 TO 06 | 181 sqm | S$1,200,000 | S$6,630 psm | ×0.996 | S$6,604 psm |
| Nov 2025 | Blk 652 | 07 TO 09 | 181 sqm | S$1,288,000 | S$7,116 psm | ×0.996 | S$7,088 psm |
How accurate is this estimate for Yishun Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 152 sales in Yishun Ave 4 since.
- Median error
- 3.0%
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.
4.17% gross yield
S$45,000 of rent a year against the estimate above · 0.53 points below flats like it
Homes like this rent for about S$3,750 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 664 | EXECUTIVE | S$3,750 |
| Jun 2026 | 666 | EXECUTIVE | S$4,000 |
| Mar 2026 | 665 | EXECUTIVE | S$4,500 |
| Feb 2026 | 661 | EXECUTIVE | S$3,600 |
| Dec 2025 | 654 | EXECUTIVE | S$4,200 |
| Dec 2025 | 666 | EXECUTIVE | S$2,700 |
| Nov 2025 | 664 | EXECUTIVE | S$2,300 |
| Oct 2025 | 665 | EXECUTIVE | S$3,950 |
median of 9 HDB rental approvals for EXECUTIVE on Yishun Ave 4 since 2025-10.
Buying or selling at S$1,079,010?
Buying: Stamp duty on S$1,079,010 · Cash and CPF needed on S$1,079,010 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,079,010.
Each opens with this figure filled in; change anything there.
Primary schools near 654 Yishun Ave 4
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 · 138 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 506 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 685 m · balloted in 2025 Phase 2C (PRs within 1 km)
- North View Primary School · 954 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,010 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Peiying Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jiemin Primary School · 1,138 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,271 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,354 m · no 2025 Phase 2C ballot
- Chongfu School · 1,658 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 654 · 5 ROOM · 04 TO 06 · Model A · 66 years left | 134 sqm | S$738,888 | S$5,514 psm |
| Jun 2025 | Blk 654 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 181 sqm | S$1,280,000 | S$7,072 psm |
| Oct 2024 | Blk 654 · EXECUTIVE · 10 TO 12 · Apartment · 67 years left | 164 sqm | S$1,000,000 | S$6,098 psm |
| Oct 2024 | Blk 654 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 164 sqm | S$995,000 | S$6,067 psm |
| Nov 2022 | Blk 654 · 3 ROOM · 07 TO 09 · Simplified · 69 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Jan 2022 | Blk 654 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 164 sqm | S$825,000 | S$5,030 psm |
| Oct 2021 | Blk 654 · 5 ROOM · 10 TO 12 · Model A · 70 years left | 134 sqm | S$615,000 | S$4,590 psm |
Showing 7 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 654 · EXECUTIVE | S$4,200 | — |
| Jul 2025 | Blk 654 · 5 ROOM | S$3,800 | — |
| Mar 2025 | Blk 654 · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 654 · 4 ROOM | S$2,900 | — |
| Dec 2024 | Blk 654 · EXECUTIVE | S$3,400 | — |
| Jul 2023 | Blk 654 · 5 ROOM | S$3,300 | — |
| Apr 2023 | Blk 654 · EXECUTIVE | S$3,000 | — |
| Feb 2023 | Blk 654 · 4 ROOM | S$3,400 | — |
| Feb 2023 | Blk 654 · 4 ROOM | S$2,800 | — |
| Sept 2022 | Blk 654 · 5 ROOM | S$2,900 | — |
| Feb 2022 | Blk 654 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 654 · 5 ROOM | S$2,300 | — |
| Jun 2021 | Blk 654 · 5 ROOM | S$2,600 | — |
| Feb 2021 | Blk 654 · EXECUTIVE | S$2,600 | — |
| Jan 2021 | Blk 654 · 4 ROOM | S$2,070 | — |
| Jan 2021 | Blk 654 · 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 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$1,041,024 | S$1,149,374 | S$1,244,794 | S$1,266,564 |
| 10 years | 54 years | S$993,758 | S$1,211,385 | S$1,420,870 | S$1,471,004 |
| 20 years | 44 years | S$888,726 | S$1,320,600 | S$1,816,836 | S$1,947,307 |
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.