Blk 785 Yishun Ave 2
Project page · 99-year lease from 1988
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 · 0.41 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 60 to 69 years of lease left yield 5.68%, from 25 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 785 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 · 305 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 630 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 735 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,184 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,242 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,278 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,279 m · no 2025 Phase 2C ballot
- North View Primary School · 1,680 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 785 · 5 ROOM · 04 TO 06 · Improved · 61 years left excluded: outlier | 121 sqm | S$588,000 | S$4,860 psm |
| Apr 2026 | Blk 785 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Aug 2025 | Blk 785 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$590,000 | S$5,673 psm |
| Apr 2025 | Blk 785 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 121 sqm | S$645,000 | S$5,331 psm |
| Dec 2024 | Blk 785 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$665,000 | S$5,496 psm |
| Oct 2024 | Blk 785 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$630,000 | S$5,207 psm |
| Jun 2024 | Blk 785 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$630,000 | S$5,207 psm |
| Feb 2024 | Blk 785 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$465,000 | S$5,536 psm |
| Aug 2023 | Blk 785 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$595,000 | S$4,917 psm |
| Feb 2023 | Blk 785 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Feb 2023 | Blk 785 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 121 sqm | S$572,800 | S$4,734 psm |
| Jan 2023 | Blk 785 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 121 sqm | S$608,000 | S$5,025 psm |
| Jul 2022 | Blk 785 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 121 sqm | S$595,000 | S$4,917 psm |
| Jul 2022 | Blk 785 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$473,000 | S$5,631 psm |
| May 2022 | Blk 785 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 121 sqm | S$555,000 | S$4,587 psm |
| Mar 2022 | Blk 785 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$432,000 | S$5,143 psm |
Showing 16 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 785 · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 785 · 5 ROOM | S$3,400 | — |
| Apr 2026 | Blk 785 · 5 ROOM | S$3,900 | — |
| Jan 2026 | Blk 785 · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 785 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 785 · 5 ROOM | S$3,565 | — |
| Apr 2025 | Blk 785 · 5 ROOM | S$3,515 | — |
| Feb 2025 | Blk 785 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 785 · 5 ROOM | S$2,600 | — |
| May 2024 | Blk 785 · 5 ROOM | S$3,350 | — |
| Apr 2024 | Blk 785 · 5 ROOM | S$3,900 | — |
| Feb 2024 | Blk 785 · 4 ROOM | S$1,900 | — |
| Jan 2024 | Blk 785 · 5 ROOM | S$3,100 | — |
| Oct 2023 | Blk 785 · 5 ROOM | S$3,600 | — |
| May 2023 | Blk 785 · 5 ROOM | S$2,400 | — |
| Apr 2023 | Blk 785 · 5 ROOM | S$3,250 | — |
| Jul 2022 | Blk 785 · 4 ROOM | S$3,200 | — |
| Apr 2022 | Blk 785 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 785 · 5 ROOM | S$3,100 | — |
| Mar 2022 | Blk 785 · 5 ROOM | S$2,500 | — |
| Oct 2021 | Blk 785 · 4 ROOM | S$1,600 | — |
| Jul 2021 | Blk 785 · 5 ROOM | S$2,300 | — |
| May 2021 | Blk 785 · 5 ROOM | S$1,950 | — |
| Apr 2021 | Blk 785 · 5 ROOM | S$2,150 | — |
| Apr 2021 | Blk 785 · 5 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 60 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 | 55 years | S$636,451 | S$702,694 | S$761,031 | S$774,340 |
| 10 years | 50 years | S$607,554 | S$740,605 | S$868,678 | S$899,329 |
| 20 years | 40 years | S$543,341 | S$807,376 | S$1,110,760 | S$1,190,526 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.