Blk 784 Yishun Ave 2
Project page · 99-year lease from 1987
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 784 | 04 TO 06 | 105 sqm | S$535,000 | S$5,095 psm | ×1.000 | S$5,095 psm |
| Aug 2026 | Blk 784 | 01 TO 03 | 108 sqm | S$515,000 | S$4,769 psm | ×1.000 | S$4,769 psm |
| Jun 2026 | Blk 784 | 01 TO 03 | 108 sqm | S$548,000 | S$5,074 psm | ×1.000 | S$5,074 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.
7.21% gross yield
S$38,400 of rent a year against the estimate above · 0.15 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$532,777?
Buying: Stamp duty on S$532,777 · Cash and CPF needed on S$532,777 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$532,777.
Each opens with this figure filled in; change anything there.
Primary schools near 784 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 · 322 m · no 2025 Phase 2C ballot
- Northland Primary School · 656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 675 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Jiemin Primary School · 685 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,172 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,199 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,228 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,229 m · no 2025 Phase 2C ballot
- North View Primary School · 1,674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,862 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 784 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 108 sqm | S$515,000 | S$4,769 psm |
| Aug 2026 | Blk 784 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 105 sqm | S$535,000 | S$5,095 psm |
| Jun 2026 | Blk 784 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 108 sqm | S$548,000 | S$5,074 psm |
| Feb 2026 | Blk 784 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$455,000 | S$6,149 psm |
| Oct 2023 | Blk 784 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 108 sqm | S$535,000 | S$4,954 psm |
| Jul 2023 | Blk 784 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 105 sqm | S$500,000 | S$4,762 psm |
| Jun 2023 | Blk 784 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 74 sqm | S$385,000 | S$5,203 psm |
| May 2023 | Blk 784 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 108 sqm | S$505,000 | S$4,676 psm |
| Sept 2022 | Blk 784 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$485,000 | S$4,663 psm |
| Jun 2022 | Blk 784 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 108 sqm | S$495,000 | S$4,583 psm |
| Jun 2022 | Blk 784 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$469,000 | S$4,510 psm |
| Nov 2021 | Blk 784 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$475,000 | S$4,567 psm |
Showing 12 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 784 · 4 ROOM | S$2,700 | — |
| Sept 2026 | Blk 784 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 784 · 3 ROOM | S$2,500 | — |
| Feb 2026 | Blk 784 · 3 ROOM | S$1,300 | — |
| Jan 2026 | Blk 784 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 784 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 784 · 3 ROOM | S$2,650 | — |
| Sept 2025 | Blk 784 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 784 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 784 · 3 ROOM | S$2,500 | — |
| Aug 2025 | Blk 784 · 3 ROOM | S$1,400 | — |
| Jun 2025 | Blk 784 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 784 · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 784 · 4 ROOM | S$3,150 | — |
| Nov 2024 | Blk 784 · 3 ROOM | S$2,100 | — |
| Oct 2024 | Blk 784 · 4 ROOM | S$2,300 | — |
| Jul 2024 | Blk 784 · 3 ROOM | S$2,500 | — |
| Jan 2024 | Blk 784 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 784 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 784 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 784 · 3 ROOM | S$1,400 | — |
| Sept 2023 | Blk 784 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 784 · 3 ROOM | S$2,400 | — |
| Apr 2023 | Blk 784 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 784 · 4 ROOM | S$2,450 | — |
| Nov 2022 | Blk 784 · 3 ROOM | S$3,500 | — |
| Oct 2022 | Blk 784 · 3 ROOM | S$1,800 | — |
| Sept 2022 | Blk 784 · 3 ROOM | S$1,200 | — |
| May 2022 | Blk 784 · 4 ROOM | S$2,400 | — |
| Mar 2022 | Blk 784 · 3 ROOM | S$2,400 | — |
| Feb 2022 | Blk 784 · 4 ROOM | S$1,800 | — |
| Dec 2021 | Blk 784 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 784 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 784 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 784 · 4 ROOM | S$2,150 | — |
| Apr 2021 | Blk 784 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 784 · 3 ROOM | S$1,200 | — |
| Feb 2021 | Blk 784 · 4 ROOM | S$2,150 | — |
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$508,587 | S$561,521 | S$608,138 | S$618,774 |
| 10 years | 49 years | S$482,969 | S$588,736 | S$690,546 | S$714,911 |
| 20 years | 39 years | S$424,581 | S$630,905 | S$867,978 | S$930,309 |
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.