Blk 702 Yishun Ave 5
Project page · 99-year lease from 1984
Based on 33 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 704 | 07 TO 09 | 68 sqm | S$383,000 | S$5,632 psm | ×1.000 | S$5,632 psm |
| Oct 2026 | Blk 701 | 07 TO 09 | 68 sqm | S$400,000 | S$5,882 psm | ×1.000 | S$5,882 psm |
| Sept 2026 | Blk 740 | 04 TO 06 | 67 sqm | S$408,000 | S$6,090 psm | ×1.000 | S$6,090 psm |
| Sept 2026 | Blk 101 | 04 TO 06 | 68 sqm | S$410,000 | S$6,029 psm | ×1.000 | S$6,029 psm |
| Sept 2026 | Blk 701 | 10 TO 12 | 68 sqm | S$397,000 | S$5,838 psm | ×1.000 | S$5,838 psm |
| Aug 2026 | Blk 702 | 01 TO 03 | 72 sqm | S$430,000 | S$5,972 psm | ×1.000 | S$5,972 psm |
| Jul 2026 | Blk 701 | 10 TO 12 | 68 sqm | S$430,000 | S$6,324 psm | ×1.000 | S$6,324 psm |
| Jul 2026 | Blk 701 | 01 TO 03 | 68 sqm | S$400,000 | S$5,882 psm | ×1.000 | S$5,882 psm |
| Jul 2026 | Blk 704 | 04 TO 06 | 68 sqm | S$375,000 | S$5,515 psm | ×1.000 | S$5,515 psm |
| Jun 2026 | Blk 740 | 07 TO 09 | 67 sqm | S$445,000 | S$6,642 psm | ×1.000 | S$6,642 psm |
| Jun 2026 | Blk 704 | 04 TO 06 | 68 sqm | S$395,000 | S$5,809 psm | ×1.000 | S$5,809 psm |
| Jun 2026 | Blk 703 | 10 TO 12 | 68 sqm | S$415,000 | S$6,103 psm | ×1.000 | S$6,103 psm |
| May 2026 | Blk 709 | 10 TO 12 | 68 sqm | S$432,000 | S$6,353 psm | ×1.000 | S$6,353 psm |
| May 2026 | Blk 734 | 01 TO 03 | 67 sqm | S$412,500 | S$6,157 psm | ×1.000 | S$6,157 psm |
| Apr 2026 | Blk 702 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Apr 2026 | Blk 704 | 04 TO 06 | 68 sqm | S$375,000 | S$5,515 psm | ×1.000 | S$5,515 psm |
| Apr 2026 | Blk 709 | 04 TO 06 | 68 sqm | S$438,000 | S$6,441 psm | ×1.000 | S$6,441 psm |
| Apr 2026 | Blk 742 | 10 TO 12 | 67 sqm | S$445,000 | S$6,642 psm | ×1.000 | S$6,642 psm |
| Mar 2026 | Blk 739 | 07 TO 09 | 67 sqm | S$450,000 | S$6,716 psm | ×0.997 | S$6,697 psm |
| Mar 2026 | Blk 706 | 04 TO 06 | 68 sqm | S$405,000 | S$5,956 psm | ×0.997 | S$5,938 psm |
| Mar 2026 | Blk 712 | 04 TO 06 | 68 sqm | S$400,000 | S$5,882 psm | ×0.997 | S$5,865 psm |
| Mar 2026 | Blk 740 | 10 TO 12 | 67 sqm | S$433,000 | S$6,463 psm | ×0.997 | S$6,444 psm |
| Feb 2026 | Blk 712 | 01 TO 03 | 68 sqm | S$392,888 | S$5,778 psm | ×0.997 | S$5,761 psm |
| Jan 2026 | Blk 710 | 07 TO 09 | 68 sqm | S$420,000 | S$6,176 psm | ×0.997 | S$6,158 psm |
| Dec 2025 | Blk 740 | 07 TO 09 | 67 sqm | S$420,000 | S$6,269 psm | ×0.996 | S$6,244 psm |
| Dec 2025 | Blk 741 | 10 TO 12 | 67 sqm | S$470,000 | S$7,015 psm | ×0.996 | S$6,987 psm |
| Dec 2025 | Blk 706 | 04 TO 06 | 68 sqm | S$441,000 | S$6,485 psm | ×0.996 | S$6,460 psm |
| Dec 2025 | Blk 734 | 01 TO 03 | 67 sqm | S$420,000 | S$6,269 psm | ×0.996 | S$6,244 psm |
| Nov 2025 | Blk 704 | 10 TO 12 | 68 sqm | S$410,000 | S$6,029 psm | ×0.996 | S$6,006 psm |
| Nov 2025 | Blk 701 | 04 TO 06 | 68 sqm | S$388,000 | S$5,706 psm | ×0.996 | S$5,683 psm |
| Nov 2025 | Blk 740 | 04 TO 06 | 67 sqm | S$438,888 | S$6,551 psm | ×0.996 | S$6,525 psm |
| Nov 2025 | Blk 703 | 04 TO 06 | 68 sqm | S$425,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
| Nov 2025 | Blk 712 | 07 TO 09 | 68 sqm | S$422,000 | S$6,206 psm | ×0.996 | S$6,182 psm |
How accurate is this estimate for Yishun Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Yishun Ave 5 since.
- Median error
- 3.6%
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.
7.92% gross yield
S$32,400 of rent a year against the estimate above · 0.46 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 100 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 |
|---|---|---|---|
| Sept 2026 | 741 | 3 ROOM | S$3,000 |
| Sept 2026 | 710 | 3 ROOM | S$3,000 |
| Sept 2026 | 742 | 3 ROOM | S$3,000 |
| Sept 2026 | 706 | 3 ROOM | S$2,800 |
| Sept 2026 | 740 | 3 ROOM | S$2,800 |
| Sept 2026 | 710 | 3 ROOM | S$2,500 |
| Sept 2026 | 708 | 3 ROOM | S$750 |
| Aug 2026 | 742 | 3 ROOM | S$3,000 |
median of 100 HDB rental approvals for 3 ROOM on Yishun Ave 5 since 2025-10.
Buying or selling at S$408,897?
Buying: Stamp duty on S$408,897 · Cash and CPF needed on S$408,897 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,897.
Each opens with this figure filled in; change anything there.
Primary schools near 702 Yishun Ave 5
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
- Jiemin Primary School · 109 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 493 m · no 2025 Phase 2C ballot
- Yishun Primary School · 577 m · no 2025 Phase 2C ballot
- Xishan Primary School · 889 m · no 2025 Phase 2C ballot
1 to 2 km
- Peiying Primary School · 1,103 m · no 2025 Phase 2C ballot
- Chongfu School · 1,371 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 1,472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,675 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Sembawang Primary School · 1,890 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 72 sqm | S$430,000 | S$5,972 psm |
| Apr 2026 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Oct 2025 | Blk 702 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Jan 2025 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 72 sqm | S$428,000 | S$5,944 psm |
| Jun 2024 | Blk 702 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 96 sqm | S$515,000 | S$5,365 psm |
| Jun 2024 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 72 sqm | S$418,000 | S$5,806 psm |
| May 2024 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Jan 2024 | Blk 702 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Nov 2023 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Oct 2023 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 72 sqm | S$390,000 | S$5,417 psm |
| Apr 2022 | Blk 702 · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 67 sqm | S$342,000 | S$5,104 psm |
| Dec 2021 | Blk 702 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 72 sqm | S$352,000 | S$4,889 psm |
Showing 12 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 702 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 702 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 702 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 702 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 702 · 3 ROOM | S$2,500 | — |
| Feb 2022 | Blk 702 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 702 · 3 ROOM | S$1,850 | — |
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 56 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 | 51 years | S$390,331 | S$430,957 | S$466,735 | S$474,898 |
| 10 years | 46 years | S$370,670 | S$451,844 | S$529,982 | S$548,682 |
| 20 years | 36 years | S$325,858 | S$484,208 | S$666,157 | S$713,995 |
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.