Blk 779 Yishun Ave 2
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 790 | 04 TO 06 | 84 sqm | S$478,000 | S$5,690 psm | ×1.000 | S$5,690 psm |
| Jun 2026 | Blk 790 | 01 TO 03 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Apr 2026 | Blk 785 | 01 TO 03 | 84 sqm | S$480,000 | S$5,714 psm | ×1.000 | S$5,714 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.
8.03% gross yield
S$38,400 of rent a year against the estimate above · 0.97 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 9 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 784 | 4 ROOM | S$2,700 |
| Jul 2026 | 785 | 4 ROOM | S$3,500 |
| Jul 2026 | 790 | 4 ROOM | S$3,250 |
| May 2026 | 790 | 4 ROOM | S$2,750 |
| Mar 2026 | 776 | 4 ROOM | S$3,200 |
| Feb 2026 | 778 | 4 ROOM | S$3,400 |
| Jan 2026 | 784 | 4 ROOM | S$3,300 |
| Jan 2026 | 784 | 4 ROOM | S$3,100 |
median of 9 HDB rental approvals for 4 ROOM on Yishun Ave 2 since 2025-10.
Buying or selling at S$478,000?
Buying: Stamp duty on S$478,000 · Cash and CPF needed on S$478,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,000.
Each opens with this figure filled in; change anything there.
Primary schools near 779 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 · 296 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 628 m · no 2025 Phase 2C ballot
- Northland Primary School · 725 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 743 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Xishan Primary School · 1,192 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,195 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,196 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,218 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,726 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,853 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 779 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$375,000 | S$5,859 psm |
| Oct 2023 | Blk 779 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$466,000 | S$5,548 psm |
| Jun 2022 | Blk 779 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$410,000 | S$4,881 psm |
Showing 3 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 779 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 779 · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 779 · 3 ROOM | S$2,100 | — |
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$456,297 | S$503,789 | S$545,613 | S$555,155 |
| 10 years | 49 years | S$433,313 | S$528,206 | S$619,549 | S$641,408 |
| 20 years | 39 years | S$380,928 | S$566,039 | S$778,737 | S$834,660 |
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.