Blk 660 Yishun Ave 4
Project page · 99-year lease from 1987
Based on 8 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 660 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Jun 2026 | Blk 655 | 04 TO 06 | 84 sqm | S$460,000 | S$5,476 psm | ×1.000 | S$5,476 psm |
| May 2026 | Blk 656 | 04 TO 06 | 91 sqm | S$515,000 | S$5,659 psm | ×1.000 | S$5,659 psm |
| Mar 2026 | Blk 653 | 07 TO 09 | 84 sqm | S$470,000 | S$5,595 psm | ×0.997 | S$5,579 psm |
| Feb 2026 | Blk 655 | 10 TO 12 | 84 sqm | S$488,000 | S$5,810 psm | ×0.997 | S$5,792 psm |
| Dec 2025 | Blk 658 | 04 TO 06 | 83 sqm | S$460,000 | S$5,542 psm | ×0.996 | S$5,520 psm |
| Dec 2025 | Blk 663 | 01 TO 03 | 85 sqm | S$485,000 | S$5,706 psm | ×0.996 | S$5,683 psm |
| Dec 2025 | Blk 655 | 10 TO 12 | 84 sqm | S$455,000 | S$5,417 psm | ×0.996 | S$5,395 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.
7.88% gross yield
S$37,200 of rent a year against the estimate above · 0.82 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 47 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 | 663 | 4 ROOM | S$3,000 |
| Sept 2026 | 864 | 4 ROOM | S$3,000 |
| Sept 2026 | 655 | 4 ROOM | S$2,400 |
| Aug 2026 | 674A | 4 ROOM | S$3,100 |
| Jul 2026 | 672C | 4 ROOM | S$3,400 |
| Jul 2026 | 662 | 4 ROOM | S$3,300 |
| Jul 2026 | 663 | 4 ROOM | S$3,200 |
| Jul 2026 | 660 | 4 ROOM | S$3,200 |
median of 47 HDB rental approvals for 4 ROOM on Yishun Ave 4 since 2025-10.
Buying or selling at S$471,806?
Buying: Stamp duty on S$471,806 · Cash and CPF needed on S$471,806 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$471,806.
Each opens with this figure filled in; change anything there.
Primary schools near 660 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 · 22 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 510 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Huamin Primary School · 679 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- North View Primary School · 1,103 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,151 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,157 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,376 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,444 m · no 2025 Phase 2C ballot
- Chongfu School · 1,809 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 660 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Sept 2026 | Blk 660 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Aug 2026 | Blk 660 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Aug 2025 | Blk 660 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$580,000 | S$5,577 psm |
| Feb 2025 | Blk 660 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$498,888 | S$5,939 psm |
| Jul 2024 | Blk 660 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$538,000 | S$5,173 psm |
| Jun 2024 | Blk 660 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$480,088 | S$5,715 psm |
| Aug 2023 | Blk 660 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Jun 2023 | Blk 660 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$421,000 | S$5,012 psm |
| May 2023 | Blk 660 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$478,000 | S$4,596 psm |
| Apr 2023 | Blk 660 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$495,000 | S$4,760 psm |
| Jan 2023 | Blk 660 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$485,000 | S$4,663 psm |
| Jan 2023 | Blk 660 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Jan 2022 | Blk 660 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$458,000 | S$4,404 psm |
| Jan 2022 | Blk 660 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$410,000 | S$4,881 psm |
Showing 15 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 660 · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 660 · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 660 · 4 ROOM | S$3,100 | — |
| Aug 2025 | Blk 660 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 660 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 660 · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 660 · 4 ROOM | S$1,800 | — |
| Oct 2024 | Blk 660 · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 660 · 4 ROOM | S$2,650 | — |
| Nov 2023 | Blk 660 · 4 ROOM | S$3,100 | — |
| May 2023 | Blk 660 · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 660 · 4 ROOM | S$2,800 | — |
| Jan 2023 | Blk 660 · 4 ROOM | S$1,800 | — |
| Oct 2022 | Blk 660 · 4 ROOM | S$2,400 | — |
| Jul 2022 | Blk 660 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 660 · 4 ROOM | S$1,850 | — |
| Feb 2022 | Blk 660 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 660 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 660 · 4 ROOM | S$1,600 | — |
| Aug 2021 | Blk 660 · 4 ROOM | S$1,875 | — |
| May 2021 | Blk 660 · 4 ROOM | S$2,300 | — |
| Jan 2021 | Blk 660 · 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$450,384 | S$497,261 | S$538,543 | S$547,961 |
| 10 years | 49 years | S$427,697 | S$521,361 | S$611,520 | S$633,097 |
| 20 years | 39 years | S$375,992 | S$558,704 | S$768,646 | S$823,844 |
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.