Blk 748 Yishun St 72
Project page · 99-year lease from 1984
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 748 | 04 TO 06 | 68 sqm | S$445,000 | S$6,544 psm | ×1.000 | S$6,544 psm |
| 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 |
| Jul 2026 | Blk 731 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Jul 2026 | Blk 731 | 01 TO 03 | 67 sqm | S$415,000 | S$6,194 psm | ×1.000 | S$6,194 psm |
| Jun 2026 | Blk 735 | 04 TO 06 | 67 sqm | S$410,000 | S$6,119 psm | ×1.000 | S$6,119 psm |
| Jan 2026 | Blk 761 | 04 TO 06 | 64 sqm | S$420,000 | S$6,563 psm | ×0.997 | S$6,543 psm |
| Nov 2025 | Blk 735 | 04 TO 06 | 67 sqm | S$435,000 | S$6,493 psm | ×0.996 | S$6,467 psm |
| Nov 2025 | Blk 736 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×0.996 | S$6,541 psm |
| Nov 2025 | Blk 744 | 04 TO 06 | 67 sqm | S$468,888 | S$6,998 psm | ×0.996 | S$6,971 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.
7.35% gross yield
S$32,400 of rent a year against the estimate above · 0.11 points below flats like it
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$440,625?
Buying: Stamp duty on S$440,625 · Cash and CPF needed on S$440,625 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$440,625.
Each opens with this figure filled in; change anything there.
Primary schools near 748 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 · 246 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 601 m · no 2025 Phase 2C ballot
- Yishun Primary School · 602 m · no 2025 Phase 2C ballot
- Xishan Primary School · 663 m · no 2025 Phase 2C ballot
- Peiying Primary School · 850 m · no 2025 Phase 2C ballot
- Northland Primary School · 971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Huamin Primary School · 1,091 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Naval Base Primary School · 1,241 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongfu School · 1,297 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 748 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Apr 2025 | Blk 748 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 82 sqm | S$480,888 | S$5,864 psm |
Showing 2 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 748 · 3 ROOM | S$2,550 | — |
| Jan 2025 | Blk 748 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 748 · 3 ROOM | S$1,630 | — |
| Feb 2024 | Blk 748 · 3 ROOM | S$1,900 | — |
| Feb 2022 | Blk 748 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 748 · 3 ROOM | S$1,700 | — |
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$420,619 | S$464,397 | S$502,951 | S$511,747 |
| 10 years | 46 years | S$399,431 | S$486,905 | S$571,105 | S$591,256 |
| 20 years | 36 years | S$351,143 | S$521,780 | S$717,847 | S$769,397 |
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.