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HDB · 760728

Blk 728 Yishun St 71

Project page · 99-year lease from 1987

Indicative value range
S$476,256 – S$493,278
Indicative mid S$484,021 · S$5,438 psm

Based on 12 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 71304 TO 0684 sqmS$448,000S$5,333 psm×1.000S$5,333 psm
Jul 2026Blk 72610 TO 1284 sqmS$462,888S$5,511 psm×1.000S$5,511 psm
Jul 2026Blk 71404 TO 0683 sqmS$455,000S$5,482 psm×1.000S$5,482 psm
Jul 2026Blk 71307 TO 0984 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Jul 2026Blk 71904 TO 0689 sqmS$460,000S$5,169 psm×1.000S$5,169 psm
Jun 2026Blk 72104 TO 0684 sqmS$452,888S$5,392 psm×1.000S$5,392 psm
Jun 2026Blk 72604 TO 0684 sqmS$440,000S$5,238 psm×1.000S$5,238 psm
Jun 2026Blk 71610 TO 1283 sqmS$475,000S$5,723 psm×1.000S$5,723 psm
Apr 2026Blk 72704 TO 0684 sqmS$460,000S$5,476 psm×1.000S$5,476 psm
Mar 2026Blk 72801 TO 0384 sqmS$475,000S$5,655 psm×0.997S$5,638 psm
Feb 2026Blk 72004 TO 0684 sqmS$455,000S$5,417 psm×0.997S$5,401 psm
Nov 2025Blk 71304 TO 0684 sqmS$488,000S$5,810 psm×0.996S$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.

7.44% gross yield

S$36,000 of rent a year against the estimate above · 0.38 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

ApprovedBlockFlatRent a month
Sept 20267144 ROOMS$2,800
Aug 20267204 ROOMS$2,700
Jul 20267274 ROOMS$3,250
Jun 20267154 ROOMS$3,000
May 20267274 ROOMS$3,500
May 20267274 ROOMS$3,000
May 20267154 ROOMS$3,000
May 20267304 ROOMS$3,000

median of 22 HDB rental approvals for 4 ROOM on Yishun St 71 since 2025-10.

Buying or selling at S$484,021?

Buying: Stamp duty on S$484,021 · Cash and CPF needed on S$484,021 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$484,021.

Each opens with this figure filled in; change anything there.

Primary schools near 728 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 728 · 3 ROOM · 04 TO 06 · Simplified · 60 years left
64 sqmS$410,000S$6,406 psm
Mar 2026
Blk 728 · 4 ROOM · 01 TO 03 · Simplified · 60 years left
84 sqmS$475,000S$5,655 psm
Sept 2025
Blk 728 · 3 ROOM · 07 TO 09 · Simplified · 60 years left
64 sqmS$400,000S$6,250 psm
Jun 2025
Blk 728 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
89 sqmS$530,000S$5,955 psm
Feb 2025
Blk 728 · 3 ROOM · 01 TO 03 · Simplified · 61 years left
64 sqmS$405,000S$6,328 psm
Dec 2024
Blk 728 · 3 ROOM · 10 TO 12 · Simplified · 61 years left
64 sqmS$418,000S$6,531 psm
Aug 2024
Blk 728 · 3 ROOM · 04 TO 06 · Simplified · 62 years left
excluded: outlier
64 sqmS$350,000S$5,469 psm
Oct 2023
Blk 728 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
89 sqmS$435,000S$4,888 psm
Mar 2023
Blk 728 · 3 ROOM · 04 TO 06 · Simplified · 63 years left
64 sqmS$342,000S$5,344 psm
Oct 2022
Blk 728 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
89 sqmS$440,000S$4,944 psm
Apr 2022
Blk 728 · 3 ROOM · 04 TO 06 · Simplified · 64 years left
64 sqmS$325,000S$5,078 psm
Jan 2022
Blk 728 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
89 sqmS$390,000S$4,382 psm
See more

Showing 12 of 64.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$462,045S$510,135S$552,486S$562,148
10 years49 yearsS$438,771S$534,859S$627,352S$649,488
20 years39 yearsS$385,726S$573,169S$788,546S$845,173

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.