Blk 773 Yishun Ave 3
Project page · 99-year lease from 1987
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 774 | 07 TO 09 | 64 sqm | S$410,000 | S$6,406 psm | ×1.000 | S$6,406 psm |
| Mar 2026 | Blk 774 | 04 TO 06 | 64 sqm | S$410,000 | S$6,406 psm | ×0.997 | S$6,387 psm |
| Nov 2025 | Blk 773 | 04 TO 06 | 64 sqm | S$425,000 | S$6,641 psm | ×0.996 | S$6,615 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.
7.61% gross yield
S$31,200 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 12 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 | 774 | 3 ROOM | S$2,600 |
| Sept 2026 | 774 | 3 ROOM | S$2,500 |
| Aug 2026 | 774 | 3 ROOM | S$2,700 |
| Aug 2026 | 767 | 3 ROOM | S$2,600 |
| Jun 2026 | 774 | 3 ROOM | S$2,500 |
| May 2026 | 773 | 3 ROOM | S$2,700 |
| Apr 2026 | 774 | 3 ROOM | S$3,000 |
| Apr 2026 | 774 | 3 ROOM | S$2,600 |
median of 12 HDB rental approvals for 3 ROOM on Yishun Ave 3 since 2025-10.
Buying or selling at S$410,000?
Buying: Stamp duty on S$410,000 · Cash and CPF needed on S$410,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$410,000.
Each opens with this figure filled in; change anything there.
Primary schools near 773 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
- Peiying Primary School · 384 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 511 m · no 2025 Phase 2C ballot
- Northland Primary School · 770 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 849 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Ahmad Ibrahim Primary School · 1,077 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,079 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xishan Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Huamin Primary School · 1,197 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,714 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,750 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 773 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$485,000 | S$5,774 psm |
| Nov 2025 | Blk 773 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$425,000 | S$6,641 psm |
| Jul 2025 | Blk 773 · 3 ROOM · 10 TO 12 · Simplified · 61 years left | 64 sqm | S$430,000 | S$6,719 psm |
| Jun 2025 | Blk 773 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$420,000 | S$6,563 psm |
| Feb 2025 | Blk 773 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 89 sqm | S$498,000 | S$5,596 psm |
| Aug 2024 | Blk 773 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$483,000 | S$5,750 psm |
| Jul 2024 | Blk 773 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Jun 2023 | Blk 773 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 89 sqm | S$465,000 | S$5,225 psm |
| Nov 2022 | Blk 773 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$368,000 | S$5,750 psm |
| Oct 2022 | Blk 773 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 64 sqm | S$352,000 | S$5,500 psm |
| Sept 2022 | Blk 773 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 89 sqm | S$435,000 | S$4,888 psm |
| May 2022 | Blk 773 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Feb 2022 | Blk 773 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$410,000 | S$4,881 psm |
| Dec 2021 | Blk 773 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$330,000 | S$5,156 psm |
| Oct 2021 | Blk 773 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$345,000 | S$5,391 psm |
Showing 15 of 80.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 773 · 4 ROOM | S$3,400 | — |
| Aug 2026 | Blk 773 · 4 ROOM | S$3,100 | — |
| Aug 2026 | Blk 773 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 773 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 773 · 4 ROOM | S$3,250 | — |
| Dec 2025 | Blk 773 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 773 · 3 ROOM | S$2,400 | — |
| Sept 2025 | Blk 773 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 773 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 773 · 3 ROOM | S$1,900 | — |
| May 2025 | Blk 773 · 3 ROOM | S$2,500 | — |
| Mar 2025 | Blk 773 · 4 ROOM | S$2,500 | — |
| Jan 2025 | Blk 773 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 773 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 773 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 773 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 773 · 4 ROOM | S$2,600 | — |
| Mar 2024 | Blk 773 · 3 ROOM | S$1,500 | — |
| Jan 2024 | Blk 773 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 773 · 4 ROOM | S$2,900 | — |
| Sept 2023 | Blk 773 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 773 · 4 ROOM | S$2,800 | — |
| Jul 2023 | Blk 773 · 3 ROOM | S$2,150 | — |
| Jun 2023 | Blk 773 · 4 ROOM | S$3,600 | — |
| Jun 2023 | Blk 773 · 4 ROOM | S$2,450 | — |
| Feb 2023 | Blk 773 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 773 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 773 · 4 ROOM | S$3,100 | — |
| Aug 2022 | Blk 773 · 4 ROOM | S$2,650 | — |
| Jul 2022 | Blk 773 · 4 ROOM | S$2,400 | — |
| Jul 2022 | Blk 773 · 3 ROOM | S$2,150 | — |
| May 2022 | Blk 773 · 4 ROOM | S$2,350 | — |
| Mar 2022 | Blk 773 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 773 · 3 ROOM | S$1,500 | — |
| Jan 2022 | Blk 773 · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 773 · 4 ROOM | S$2,050 | — |
| Aug 2021 | Blk 773 · 4 ROOM | S$1,950 | — |
| Aug 2021 | Blk 773 · 4 ROOM | S$1,600 | — |
| Jul 2021 | Blk 773 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 773 · 4 ROOM | S$2,250 | — |
| Jun 2021 | Blk 773 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 773 · 4 ROOM | S$1,950 | — |
| Feb 2021 | Blk 773 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 773 · 4 ROOM | S$1,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$391,384 | S$432,120 | S$467,994 | S$476,179 |
| 10 years | 49 years | S$371,670 | S$453,063 | S$531,412 | S$550,162 |
| 20 years | 39 years | S$326,737 | S$485,514 | S$667,954 | S$715,921 |
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.