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HDB · 760770

Blk 770 Yishun Ave 3

Project page · 99-year lease from 1986

Indicative value range
S$470,518 – S$508,496
Indicative mid S$485,000 · S$5,774 psm

Based on 9 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
Oct 2026Blk 76804 TO 0684 sqmS$475,000S$5,655 psm×1.000S$5,655 psm
Sept 2026Blk 76804 TO 0684 sqmS$465,888S$5,546 psm×1.000S$5,546 psm
Jul 2026Blk 77307 TO 0984 sqmS$485,000S$5,774 psm×1.000S$5,774 psm
Jul 2026Blk 77404 TO 0689 sqmS$492,000S$5,528 psm×1.000S$5,528 psm
Mar 2026Blk 77107 TO 0984 sqmS$522,000S$6,214 psm×0.997S$6,196 psm
Mar 2026Blk 77401 TO 0389 sqmS$500,000S$5,618 psm×0.997S$5,601 psm
Feb 2026Blk 76810 TO 1284 sqmS$510,000S$6,071 psm×0.997S$6,054 psm
Jan 2026Blk 77010 TO 1284 sqmS$540,000S$6,429 psm×0.997S$6,410 psm
Dec 2025Blk 77404 TO 0684 sqmS$492,000S$5,857 psm×0.996S$5,834 psm

How accurate is this estimate for Yishun Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 19 sales in Yishun Ave 3 since.

Median error
2.8%

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.

7.92% gross yield

S$38,400 of rent a year against the estimate above · 0.86 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 23 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 20267734 ROOMS$3,400
Sept 20267724 ROOMS$2,700
Aug 20267704 ROOMS$3,500
Aug 20267744 ROOMS$3,400
Aug 20267714 ROOMS$3,200
Aug 20267734 ROOMS$3,100
Aug 20267704 ROOMS$3,100
Aug 20267734 ROOMS$3,000

median of 23 HDB rental approvals for 4 ROOM on Yishun Ave 3 since 2025-10.

Buying or selling at S$485,000?

Buying: Stamp duty on S$485,000 · Cash and CPF needed on S$485,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$485,000.

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

Primary schools near 770 Yishun Ave 3

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
Aug 2026
Blk 770 · 5 ROOM · 04 TO 06 · Improved · 59 years left
122 sqmS$653,888S$5,360 psm
Jul 2026
Blk 770 · 5 ROOM · 07 TO 09 · Improved · 59 years left
122 sqmS$678,000S$5,557 psm
Jan 2026
Blk 770 · 4 ROOM · 10 TO 12 · Simplified · 60 years left
84 sqmS$540,000S$6,429 psm
Apr 2025
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 61 years left
84 sqmS$505,000S$6,012 psm
Mar 2025
Blk 770 · 5 ROOM · 04 TO 06 · Improved · 61 years left
122 sqmS$695,000S$5,697 psm
Feb 2025
Blk 770 · 5 ROOM · 01 TO 03 · Improved · 61 years left
122 sqmS$628,000S$5,148 psm
Oct 2024
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 61 years left
84 sqmS$480,000S$5,714 psm
Jun 2024
Blk 770 · 4 ROOM · 07 TO 09 · Simplified · 61 years left
84 sqmS$472,000S$5,619 psm
Jan 2024
Blk 770 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
excluded: outlier
89 sqmS$530,000S$5,955 psm
Oct 2023
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$420,000S$5,000 psm
Sept 2023
Blk 770 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
84 sqmS$452,000S$5,381 psm
May 2023
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$420,000S$5,000 psm
Apr 2023
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$418,000S$4,976 psm
Mar 2023
Blk 770 · 5 ROOM · 01 TO 03 · Improved · 63 years left
122 sqmS$560,000S$4,590 psm
Jan 2023
Blk 770 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$400,000S$4,762 psm
Sept 2022
Blk 770 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$420,000S$5,000 psm
Aug 2022
Blk 770 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$405,000S$4,821 psm
Feb 2022
Blk 770 · 4 ROOM · 10 TO 12 · Simplified · 64 years left
excluded: outlier
84 sqmS$288,000S$3,429 psm
See more

Showing 18 of 75.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$462,979S$511,166S$553,603S$563,285
10 years48 yearsS$439,658S$535,940S$628,621S$650,801
20 years38 yearsS$386,506S$574,328S$790,141S$846,883

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.