Blk 713 Yishun St 71
Project page · 99-year lease from 1987
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 713 | 04 TO 06 | 84 sqm | S$448,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| Jul 2026 | Blk 713 | 07 TO 09 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Nov 2025 | Blk 713 | 04 TO 06 | 84 sqm | S$488,000 | S$5,810 psm | ×0.996 | S$5,787 psm |
How accurate is this estimate for Yishun St 71?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Yishun St 71 since.
- Median error
- 7.6%
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.
8.00% gross yield
S$36,000 of rent a year against the estimate above · 0.94 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 22 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 | 714 | 4 ROOM | S$2,800 |
| Aug 2026 | 720 | 4 ROOM | S$2,700 |
| Jul 2026 | 727 | 4 ROOM | S$3,250 |
| Jun 2026 | 715 | 4 ROOM | S$3,000 |
| May 2026 | 727 | 4 ROOM | S$3,500 |
| May 2026 | 727 | 4 ROOM | S$3,000 |
| May 2026 | 715 | 4 ROOM | S$3,000 |
| May 2026 | 730 | 4 ROOM | S$3,000 |
median of 22 HDB rental approvals for 4 ROOM on Yishun St 71 since 2025-10.
Buying or selling at S$450,000?
Buying: Stamp duty on S$450,000 · Cash and CPF needed on S$450,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$450,000.
Each opens with this figure filled in; change anything there.
Primary schools near 713 Yishun St 71
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 · 116 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 833 m · no 2025 Phase 2C ballot
- Yishun Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Peiying Primary School · 945 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,197 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,528 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,623 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongfu School · 1,710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,762 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 713 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 122 sqm | S$520,000 | S$4,262 psm |
| Aug 2026 | Blk 713 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$448,000 | S$5,333 psm |
| Jul 2026 | Blk 713 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Nov 2025 | Blk 713 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$488,000 | S$5,810 psm |
| May 2025 | Blk 713 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$608,000 | S$4,984 psm |
| Oct 2024 | Blk 713 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$535,000 | S$5,194 psm |
| Jul 2023 | Blk 713 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 122 sqm | S$535,000 | S$4,385 psm |
| Sept 2022 | Blk 713 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 122 sqm | S$532,000 | S$4,361 psm |
| Aug 2022 | Blk 713 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$385,000 | S$4,583 psm |
| Jun 2022 | Blk 713 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 122 sqm | S$540,000 | S$4,426 psm |
Showing 10 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 713 · 4 ROOM | S$3,100 | — |
| Aug 2025 | Blk 713 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 713 · 5 ROOM | S$3,200 | — |
| May 2025 | Blk 713 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 713 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 713 · 4 ROOM | S$1,400 | — |
| Aug 2023 | Blk 713 · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 713 · 4 ROOM | S$1,700 | — |
| Jan 2023 | Blk 713 · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 713 · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 713 · 4 ROOM | S$1,400 | — |
| Oct 2021 | Blk 713 · 4 ROOM | S$2,700 | — |
| May 2021 | Blk 713 · 4 ROOM | S$1,650 | — |
| Feb 2021 | Blk 713 · 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 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$429,568 | S$474,278 | S$513,652 | S$522,635 |
| 10 years | 49 years | S$407,930 | S$497,264 | S$583,256 | S$603,836 |
| 20 years | 39 years | S$358,614 | S$532,881 | S$733,120 | S$785,767 |
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.