homequant
HDB · 760798

Blk 798 Yishun Ring Rd

Project page · 99-year lease from 1986

Indicative value range
S$618,000 – S$703,012
Indicative mid S$662,841 · S$5,433 psm

Based on 37 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
Oct 2026Blk 77501 TO 03126 sqmS$635,000S$5,040 psm×1.000S$5,040 psm
Oct 2026Blk 78704 TO 06121 sqmS$625,000S$5,165 psm×1.000S$5,165 psm
Sept 2026Blk 80513 TO 15122 sqmS$730,000S$5,984 psm×1.000S$5,984 psm
Sept 2026Blk 36710 TO 12121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Sept 2026Blk 80904 TO 06122 sqmS$720,000S$5,902 psm×1.000S$5,902 psm
Aug 2026Blk 78613 TO 15121 sqmS$645,000S$5,331 psm×1.000S$5,331 psm
Aug 2026Blk 25710 TO 12122 sqmS$542,000S$4,443 psm×1.000S$4,443 psm
Aug 2026Blk 33210 TO 12122 sqmS$688,000S$5,639 psm×1.000S$5,639 psm
Aug 2026Blk 79613 TO 15121 sqmS$682,000S$5,636 psm×1.000S$5,636 psm
Aug 2026Blk 41001 TO 03122 sqmS$660,000S$5,410 psm×1.000S$5,410 psm
Aug 2026Blk 81007 TO 09122 sqmS$730,000S$5,984 psm×1.000S$5,984 psm
Aug 2026Blk 84604 TO 06132 sqmS$810,000S$6,136 psm×1.000S$6,136 psm
Aug 2026Blk 79610 TO 12121 sqmS$698,000S$5,769 psm×1.000S$5,769 psm
Aug 2026Blk 78604 TO 06121 sqmS$668,000S$5,521 psm×1.000S$5,521 psm
Jul 2026Blk 24001 TO 03121 sqmS$535,000S$4,421 psm×1.000S$4,421 psm
Jun 2026Blk 16610 TO 12121 sqmS$612,000S$5,058 psm×1.000S$5,058 psm
Jun 2026Blk 41201 TO 03123 sqmS$650,000S$5,285 psm×1.000S$5,285 psm
Jun 2026Blk 36710 TO 12121 sqmS$702,500S$5,806 psm×1.000S$5,806 psm
May 2026Blk 79801 TO 03122 sqmS$660,000S$5,410 psm×1.000S$5,410 psm
May 2026Blk 30907 TO 09134 sqmS$780,000S$5,821 psm×1.000S$5,821 psm
Apr 2026Blk 80904 TO 06123 sqmS$690,000S$5,610 psm×1.000S$5,610 psm
Apr 2026Blk 16704 TO 06121 sqmS$620,000S$5,124 psm×1.000S$5,124 psm
Apr 2026Blk 79901 TO 03122 sqmS$618,000S$5,066 psm×1.000S$5,066 psm
Mar 2026Blk 12004 TO 06122 sqmS$675,000S$5,533 psm×0.997S$5,516 psm
Mar 2026Blk 41304 TO 06123 sqmS$608,888S$4,950 psm×0.997S$4,936 psm
Mar 2026Blk 31401 TO 03124 sqmS$683,000S$5,508 psm×0.997S$5,492 psm
Feb 2026Blk 24010 TO 12122 sqmS$570,000S$4,672 psm×0.997S$4,658 psm
Feb 2026Blk 79510 TO 12121 sqmS$735,000S$6,074 psm×0.997S$6,056 psm
Feb 2026Blk 79401 TO 03121 sqmS$585,000S$4,835 psm×0.997S$4,820 psm
Jan 2026Blk 23804 TO 06125 sqmS$590,000S$4,720 psm×0.997S$4,706 psm
Dec 2025Blk 79604 TO 06132 sqmS$720,000S$5,455 psm×0.996S$5,433 psm
Dec 2025Blk 24104 TO 06134 sqmS$720,000S$5,373 psm×0.996S$5,352 psm
Dec 2025Blk 79304 TO 06132 sqmS$768,000S$5,818 psm×0.996S$5,795 psm
Dec 2025Blk 25704 TO 06122 sqmS$620,000S$5,082 psm×0.996S$5,062 psm
Dec 2025Blk 39801 TO 03122 sqmS$640,000S$5,246 psm×0.996S$5,225 psm
Nov 2025Blk 62401 TO 03121 sqmS$700,000S$5,785 psm×0.996S$5,762 psm
Nov 2025Blk 24201 TO 03134 sqmS$759,250S$5,666 psm×0.996S$5,644 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.

6.16% gross yield

S$40,800 of rent a year against the estimate above · 0.28 points above flats like it

Homes like this rent for about S$3,400 a month, the middle of 80 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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

ApprovedBlockFlatRent a month
Sept 20262575 ROOMS$3,700
Sept 20267755 ROOMS$3,450
Sept 20268045 ROOMS$3,400
Sept 20262405 ROOMS$3,100
Sept 20263865 ROOMS$1,200
Aug 20266245 ROOMS$3,800
Aug 2026115B5 ROOMS$3,700
Aug 20268045 ROOMS$3,600

median of 80 HDB rental approvals for 5 ROOM on Yishun Ring Rd since 2025-10.

Buying or selling at S$662,841?

Buying: Stamp duty on S$662,841 · Cash and CPF needed on S$662,841 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$662,841.

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

Primary schools near 798 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 798 · 5 ROOM · 01 TO 03 · Improved · 60 years left
122 sqmS$660,000S$5,410 psm
Jun 2025
Blk 798 · 5 ROOM · 07 TO 09 · Improved · 60 years left
123 sqmS$770,000S$6,260 psm
Dec 2024
Blk 798 · 5 ROOM · 13 TO 15 · Improved · 61 years left
121 sqmS$780,000S$6,446 psm
Oct 2024
Blk 798 · 4 ROOM · 10 TO 12 · Model A · 61 years left
103 sqmS$580,000S$5,631 psm
Oct 2024
Blk 798 · 4 ROOM · 01 TO 03 · Simplified · 61 years left
83 sqmS$485,000S$5,843 psm
Mar 2023
Blk 798 · 4 ROOM · 10 TO 12 · Model A · 63 years left
103 sqmS$513,000S$4,981 psm
Jan 2022
Blk 798 · 5 ROOM · 04 TO 06 · Improved · 64 years left
123 sqmS$570,000S$4,634 psm
Jan 2022
Blk 798 · 4 ROOM · 04 TO 06 · Model A · 64 years left
103 sqmS$480,000S$4,660 psm
See more

Showing 8 of 36.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$632,745S$698,602S$756,599S$769,831
10 years48 yearsS$600,872S$732,460S$859,125S$889,438
20 years38 yearsS$528,231S$784,923S$1,079,871S$1,157,419

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.