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HDB · 760740

Blk 740 Yishun Ave 5

Project page · 99-year lease from 1985

Indicative value range
S$418,350 – S$437,164
Indicative mid S$431,723 · S$6,444 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 74004 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Jun 2026Blk 74007 TO 0967 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Mar 2026Blk 74010 TO 1267 sqmS$433,000S$6,463 psm×0.997S$6,444 psm
Dec 2025Blk 74007 TO 0967 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Nov 2025Blk 74004 TO 0667 sqmS$438,888S$6,551 psm×0.996S$6,525 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.

7.50% gross yield

S$32,400 of rent a year against the estimate above · 0.04 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

ApprovedBlockFlatRent a month
Sept 20267413 ROOMS$3,000
Sept 20267103 ROOMS$3,000
Sept 20267423 ROOMS$3,000
Sept 20267063 ROOMS$2,800
Sept 20267403 ROOMS$2,800
Sept 20267103 ROOMS$2,500
Sept 20267083 ROOMS$750
Aug 20267423 ROOMS$3,000

median of 100 HDB rental approvals for 3 ROOM on Yishun Ave 5 since 2025-10.

Buying or selling at S$431,723?

Buying: Stamp duty on S$431,723 · Cash and CPF needed on S$431,723 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$431,723.

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

Primary schools near 740 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$408,000S$6,090 psm
Jun 2026
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$445,000S$6,642 psm
May 2026
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
82 sqmS$478,000S$5,829 psm
Mar 2026
Blk 740 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
67 sqmS$433,000S$6,463 psm
Dec 2025
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
67 sqmS$420,000S$6,269 psm
Nov 2025
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$438,888S$6,551 psm
Sept 2025
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$433,000S$6,463 psm
Jul 2025
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
67 sqmS$425,000S$6,343 psm
May 2024
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$402,000S$6,000 psm
Apr 2024
Blk 740 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$408,000S$6,090 psm
Sept 2022
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
67 sqmS$355,000S$5,299 psm
Jul 2022
Blk 740 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
82 sqmS$380,000S$4,634 psm
Jun 2022
Blk 740 · 4 ROOM · 01 TO 03 · New Generation · 62 years left
93 sqmS$472,888S$5,085 psm
Jun 2022
Blk 740 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$345,000S$5,149 psm
Feb 2022
Blk 740 · 3 ROOM · 10 TO 12 · New Generation · 62 years left
67 sqmS$388,000S$5,791 psm
Oct 2021
Blk 740 · 4 ROOM · 10 TO 12 · New Generation · 63 years left
93 sqmS$436,000S$4,688 psm
See more

Showing 16 of 94.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 years52 yearsS$412,121S$455,015S$492,790S$501,409
10 years47 yearsS$391,362S$477,068S$559,568S$579,311
20 years37 yearsS$344,049S$511,239S$703,345S$753,853

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.