Blk 736 Yishun St 72
Project page · 99-year lease from 1984
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 736 | 10 TO 12 | 67 sqm | S$435,000 | S$6,493 psm | ×1.000 | S$6,493 psm |
| Jul 2026 | Blk 736 | 01 TO 03 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Nov 2025 | Blk 736 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×0.996 | S$6,541 psm |
How accurate is this estimate for Yishun St 72?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 54 sales in Yishun St 72 since.
- Median error
- 3.5%
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.
7.45% gross yield
S$32,400 of rent a year against the estimate above
Homes like this rent for about S$2,700 a month, the middle of 28 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 | 746 | 3 ROOM | S$2,700 |
| Aug 2026 | 746 | 3 ROOM | S$2,600 |
| Aug 2026 | 763 | 3 ROOM | S$2,500 |
| Aug 2026 | 731 | 3 ROOM | S$2,200 |
| Jul 2026 | 735 | 3 ROOM | S$3,000 |
| Jul 2026 | 745 | 3 ROOM | S$2,858 |
| Jul 2026 | 763 | 3 ROOM | S$2,800 |
| Jul 2026 | 745 | 3 ROOM | S$2,800 |
median of 28 HDB rental approvals for 3 ROOM on Yishun St 72 since 2025-10.
Buying or selling at S$435,000?
Buying: Stamp duty on S$435,000 · Cash and CPF needed on S$435,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$435,000.
Each opens with this figure filled in; change anything there.
Primary schools near 736 Yishun St 72
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 · 117 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 484 m · no 2025 Phase 2C ballot
- Yishun Primary School · 520 m · no 2025 Phase 2C ballot
- Xishan Primary School · 719 m · no 2025 Phase 2C ballot
- Peiying Primary School · 950 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Northland Primary School · 1,197 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 1,294 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,437 m · balloted in 2025 Phase 2C (PRs within 1 km)
- North View Primary School · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Jul 2026 | Blk 736 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Feb 2026 | Blk 736 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Nov 2025 | Blk 736 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jul 2025 | Blk 736 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 93 sqm | S$587,500 | S$6,317 psm |
| Aug 2024 | Blk 736 · 5 ROOM · 10 TO 12 · Adjoined flat · 59 years left | 134 sqm | S$790,000 | S$5,896 psm |
| Aug 2024 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jul 2024 | Blk 736 · 4 ROOM · 07 TO 09 · New Generation · 59 years left excluded: outlier | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2023 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 60 years left | 67 sqm | S$409,000 | S$6,104 psm |
| Sept 2023 | Blk 736 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$388,000 | S$5,791 psm |
| Jun 2023 | Blk 736 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$345,800 | S$5,161 psm |
| Dec 2022 | Blk 736 · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Oct 2022 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 61 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jul 2022 | Blk 736 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 93 sqm | S$465,000 | S$5,000 psm |
| Jul 2022 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 61 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Jun 2022 | Blk 736 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Mar 2022 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Mar 2022 | Blk 736 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Mar 2022 | Blk 736 · 3 ROOM · 10 TO 12 · New Generation · 62 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Oct 2021 | Blk 736 · EXECUTIVE · 07 TO 09 · Adjoined flat · 62 years left | 162 sqm | S$908,000 | S$5,605 psm |
| Oct 2021 | Blk 736 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$345,000 | S$5,149 psm |
Showing 21 of 100.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 736 · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 736 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 736 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 736 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 736 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 736 · 3 ROOM | S$2,300 | — |
| Oct 2025 | Blk 736 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 736 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 736 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 736 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 736 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 736 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 736 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 736 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 736 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 736 · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 736 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 736 · 3 ROOM | S$3,300 | — |
| Mar 2024 | Blk 736 · 3 ROOM | S$2,700 | — |
| Jan 2024 | Blk 736 · 3 ROOM | S$1,500 | — |
| Nov 2023 | Blk 736 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 736 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 736 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 736 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 736 · 3 ROOM | S$1,800 | — |
| Mar 2023 | Blk 736 · 3 ROOM | S$2,800 | — |
| Sept 2022 | Blk 736 · 3 ROOM | S$1,700 | — |
| May 2022 | Blk 736 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 736 · 4 ROOM | S$2,350 | — |
| Apr 2022 | Blk 736 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 736 · 3 ROOM | S$1,500 | — |
| Oct 2021 | Blk 736 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 736 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 736 · 3 ROOM | S$1,450 | — |
| Sept 2021 | Blk 736 · 3 ROOM | S$1,200 | — |
| Jun 2021 | Blk 736 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 736 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 736 · 3 ROOM | S$1,550 | — |
| Feb 2021 | Blk 736 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 736 · 3 ROOM | S$1,600 | — |
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$415,249 | S$458,469 | S$496,531 | S$505,214 |
| 10 years | 46 years | S$394,332 | S$480,689 | S$563,815 | S$583,708 |
| 20 years | 36 years | S$346,660 | S$515,119 | S$708,683 | S$759,576 |
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.