Blk 792 Yishun Ring Rd
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 792 | 10 TO 12 | 142 sqm | S$860,000 | S$6,056 psm | ×1.000 | S$6,056 psm |
| Mar 2026 | Blk 792 | 10 TO 12 | 147 sqm | S$873,888 | S$5,945 psm | ×0.997 | S$5,927 psm |
| Feb 2026 | Blk 792 | 01 TO 03 | 142 sqm | S$833,000 | S$5,866 psm | ×0.997 | S$5,849 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
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.
5.06% gross yield
S$43,200 of rent a year against the estimate above · 0.56 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Jul 2026 | 387 | EXECUTIVE | S$3,900 |
| Jul 2026 | 387 | EXECUTIVE | S$3,700 |
| Jul 2026 | 328 | EXECUTIVE | S$3,600 |
| Jun 2026 | 352 | EXECUTIVE | S$3,000 |
| Mar 2026 | 618 | EXECUTIVE | S$3,100 |
| Mar 2026 | 328 | EXECUTIVE | S$3,000 |
| Mar 2026 | 360 | EXECUTIVE | S$2,350 |
| Feb 2026 | 359 | EXECUTIVE | S$4,100 |
median of 16 HDB rental approvals for EXECUTIVE on Yishun Ring Rd since 2025-10.
Buying or selling at S$853,528?
Buying: Stamp duty on S$853,528 · Cash and CPF needed on S$853,528 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$853,528.
Each opens with this figure filled in; change anything there.
Primary schools near 792 Yishun Ring Rd
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 · 101 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 702 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Jiemin Primary School · 771 m · no 2025 Phase 2C ballot
- Northland Primary School · 825 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ahmad Ibrahim Primary School · 1,376 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,384 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,388 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,398 m · no 2025 Phase 2C ballot
- North View Primary School · 1,883 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 792 · EXECUTIVE · 10 TO 12 · Apartment · 60 years left | 142 sqm | S$860,000 | S$6,056 psm |
| Mar 2026 | Blk 792 · EXECUTIVE · 10 TO 12 · Apartment · 60 years left | 147 sqm | S$873,888 | S$5,945 psm |
| Feb 2026 | Blk 792 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 142 sqm | S$833,000 | S$5,866 psm |
| Dec 2024 | Blk 792 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 142 sqm | S$830,000 | S$5,845 psm |
| Sept 2024 | Blk 792 · EXECUTIVE · 07 TO 09 · Apartment · 62 years left | 142 sqm | S$818,888 | S$5,767 psm |
| Jul 2024 | Blk 792 · EXECUTIVE · 07 TO 09 · Apartment · 62 years left | 147 sqm | S$820,000 | S$5,578 psm |
| Mar 2023 | Blk 792 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$818,000 | S$5,603 psm |
| Nov 2021 | Blk 792 · EXECUTIVE · 10 TO 12 · Apartment · 65 years left | 144 sqm | S$690,000 | S$4,792 psm |
Showing 8 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 792 · EXECUTIVE | S$3,550 | — |
| Jul 2025 | Blk 792 · EXECUTIVE | S$3,850 | — |
| May 2025 | Blk 792 · EXECUTIVE | S$4,200 | — |
| Jun 2024 | Blk 792 · EXECUTIVE | S$3,400 | — |
| Feb 2024 | Blk 792 · EXECUTIVE | S$3,400 | — |
| Feb 2024 | Blk 792 · EXECUTIVE | S$2,800 | — |
| Jul 2023 | Blk 792 · EXECUTIVE | S$3,200 | — |
| May 2023 | Blk 792 · EXECUTIVE | S$4,200 | — |
| Feb 2023 | Blk 792 · EXECUTIVE | S$2,800 | — |
| Oct 2022 | Blk 792 · EXECUTIVE | S$3,100 | — |
| Jun 2022 | Blk 792 · EXECUTIVE | S$2,650 | — |
| Jan 2022 | Blk 792 · EXECUTIVE | S$2,400 | — |
| Dec 2021 | Blk 792 · EXECUTIVE | S$2,500 | — |
| Nov 2021 | Blk 792 · EXECUTIVE | S$3,100 | — |
| Sept 2021 | Blk 792 · EXECUTIVE | S$2,400 | — |
| Jan 2021 | Blk 792 · EXECUTIVE | S$2,500 | — |
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$814,775 | S$899,577 | S$974,259 | S$991,298 |
| 10 years | 49 years | S$773,733 | S$943,176 | S$1,106,280 | S$1,145,314 |
| 20 years | 39 years | S$680,194 | S$1,010,732 | S$1,390,531 | S$1,490,388 |
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.