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HDB · 760777

Blk 777 Yishun Ave 2

Project page · 99-year lease from 1987

Indicative value range
S$379,411 – S$388,712
Indicative mid S$382,007 · S$5,923 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Mar 2026Blk 77904 TO 0664 sqmS$375,000S$5,859 psm×0.997S$5,842 psm
Feb 2026Blk 78407 TO 0974 sqmS$455,000S$6,149 psm×0.997S$6,131 psm
Nov 2025Blk 77801 TO 0374 sqmS$440,000S$5,946 psm×0.996S$5,923 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.

7.85% gross yield

S$30,000 of rent a year against the estimate above · 0.39 points above flats like it

Homes like this rent for about S$2,500 a month, the middle of 9 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 20267843 ROOMS$2,700
Sept 20267773 ROOMS$2,500
Jul 20267843 ROOMS$2,500
Feb 20267843 ROOMS$1,300
Jan 20267843 ROOMS$2,650
Jan 20267773 ROOMS$2,550
Jan 20267773 ROOMS$2,400
Nov 20257793 ROOMS$2,500

median of 9 HDB rental approvals for 3 ROOM on Yishun Ave 2 since 2025-10.

Buying or selling at S$382,007?

Buying: Stamp duty on S$382,007 · Cash and CPF needed on S$382,007 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$382,007.

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

Primary schools near 777 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 17.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$364,662S$402,617S$436,042S$443,668
10 years49 yearsS$346,294S$422,130S$495,129S$512,599
20 years39 yearsS$304,429S$452,366S$622,349S$667,042

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.