Blk 776 Yishun Ave 2
Project page · 99-year lease from 1986
Based on 7 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 788 | 01 TO 03 | 121 sqm | S$655,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Dec 2025 | Blk 788 | 10 TO 12 | 121 sqm | S$725,000 | S$5,992 psm | ×0.996 | S$5,968 psm |
| Jun 2025 | Blk 788 | 01 TO 03 | 121 sqm | S$660,000 | S$5,455 psm | ×1.000 | S$5,452 psm |
| Apr 2025 | Blk 785 | 01 TO 03 | 121 sqm | S$645,000 | S$5,331 psm | ×1.000 | S$5,328 psm |
| Mar 2025 | Blk 776 | 10 TO 12 | 120 sqm | S$713,000 | S$5,942 psm | ×1.009 | S$5,995 psm |
| Jan 2025 | Blk 776 | 04 TO 06 | 121 sqm | S$645,000 | S$5,331 psm | ×1.009 | S$5,378 psm |
| Dec 2024 | Blk 785 | 10 TO 12 | 121 sqm | S$665,000 | S$5,496 psm | ×1.025 | S$5,632 psm |
How accurate is this estimate for Yishun Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Yishun Ave 2 since.
- Median error
- 5.1%
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.
6.09% gross yield
S$40,200 of rent a year against the estimate above · 0.21 points above flats like it
Homes like this rent for about S$3,350 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 790 | 5 ROOM | S$3,650 |
| Jun 2026 | 785 | 5 ROOM | S$3,400 |
| May 2026 | 788 | 5 ROOM | S$3,000 |
| Apr 2026 | 785 | 5 ROOM | S$3,900 |
| Mar 2026 | 788 | 5 ROOM | S$3,200 |
| Jan 2026 | 785 | 5 ROOM | S$3,300 |
median of 6 HDB rental approvals for 5 ROOM on Yishun Ave 2 since 2025-10.
Buying or selling at S$659,675?
Buying: Stamp duty on S$659,675 · Cash and CPF needed on S$659,675 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$659,675.
Each opens with this figure filled in; change anything there.
Primary schools near 776 Yishun Ave 2
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 · 381 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 623 m · no 2025 Phase 2C ballot
- Northland Primary School · 657 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 731 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Xishan Primary School · 1,122 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,130 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,150 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,152 m · no 2025 Phase 2C ballot
- North View Primary School · 1,639 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,785 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2025 | Blk 776 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 83 sqm | S$520,000 | S$6,265 psm |
| Mar 2025 | Blk 776 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 120 sqm | S$713,000 | S$5,942 psm |
| Jan 2025 | Blk 776 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$645,000 | S$5,331 psm |
| Sept 2024 | Blk 776 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 120 sqm | S$678,000 | S$5,650 psm |
| Aug 2024 | Blk 776 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 83 sqm | S$475,000 | S$5,723 psm |
| Jul 2024 | Blk 776 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 132 sqm | S$698,000 | S$5,288 psm |
| Mar 2024 | Blk 776 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 83 sqm | S$467,000 | S$5,627 psm |
| Nov 2023 | Blk 776 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 121 sqm | S$620,000 | S$5,124 psm |
| May 2023 | Blk 776 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 120 sqm | S$590,000 | S$4,917 psm |
| Jul 2022 | Blk 776 · 5 ROOM · 13 TO 15 · Improved · 63 years left | 129 sqm | S$618,000 | S$4,791 psm |
| Jun 2022 | Blk 776 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 120 sqm | S$580,000 | S$4,833 psm |
| Apr 2022 | Blk 776 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 132 sqm | S$580,000 | S$4,394 psm |
| Apr 2022 | Blk 776 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$562,000 | S$4,645 psm |
| Apr 2022 | Blk 776 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 127 sqm | S$525,000 | S$4,134 psm |
| Dec 2021 | Blk 776 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$570,000 | S$4,711 psm |
| Oct 2021 | Blk 776 · 5 ROOM · 13 TO 15 · Improved · 64 years left | 132 sqm | S$575,000 | S$4,356 psm |
Showing 16 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 776 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 776 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 776 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 776 · 5 ROOM | S$3,500 | — |
| Apr 2025 | Blk 776 · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 776 · 5 ROOM | S$3,450 | — |
| Feb 2024 | Blk 776 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 776 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 776 · 5 ROOM | S$3,700 | — |
| Jun 2023 | Blk 776 · 4 ROOM | S$2,600 | — |
| Mar 2023 | Blk 776 · 4 ROOM | S$2,400 | — |
| Nov 2022 | Blk 776 · 5 ROOM | S$3,600 | — |
| Aug 2022 | Blk 776 · 5 ROOM | S$2,400 | — |
| Jan 2022 | Blk 776 · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 776 · 5 ROOM | S$2,200 | — |
| Sept 2021 | Blk 776 · 5 ROOM | S$1,900 | — |
| Jun 2021 | Blk 776 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 776 · 5 ROOM | S$2,250 | — |
| Mar 2021 | Blk 776 · 4 ROOM | S$1,800 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$629,723 | S$695,265 | S$752,986 | S$766,155 |
| 10 years | 48 years | S$598,003 | S$728,962 | S$855,022 | S$885,190 |
| 20 years | 38 years | S$525,708 | S$781,175 | S$1,074,714 | S$1,151,892 |
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.