Blk 806 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 806 | 04 TO 06 | 74 sqm | S$460,000 | S$6,216 psm | ×1.000 | S$6,216 psm |
| Mar 2026 | Blk 806 | 07 TO 09 | 74 sqm | S$489,000 | S$6,608 psm | ×0.997 | S$6,589 psm |
| Dec 2025 | Blk 806 | 01 TO 03 | 74 sqm | S$450,000 | S$6,081 psm | ×0.996 | S$6,057 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.
7.04% gross yield
S$32,400 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 179 approvals in the last year.
In Yishun, flats of this type with 50 to 59 years of lease left yield 7.46%, from 24 blocks.
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 | 342B | 3 ROOM | S$3,000 |
| Sept 2026 | 853 | 3 ROOM | S$3,000 |
| Sept 2026 | 243 | 3 ROOM | S$2,900 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 353 | 3 ROOM | S$2,750 |
| Sept 2026 | 237 | 3 ROOM | S$2,700 |
| Sept 2026 | 110 | 3 ROOM | S$2,700 |
| Sept 2026 | 243 | 3 ROOM | S$2,700 |
median of 179 HDB rental approvals for 3 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$460,000?
Buying: Stamp duty on S$460,000 · Cash and CPF needed on S$460,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$460,000.
Each opens with this figure filled in; change anything there.
Primary schools near 806 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 · 55 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 737 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Northland Primary School · 1,064 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,116 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,747 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,762 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,787 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 806 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$460,000 | S$6,216 psm |
| Mar 2026 | Blk 806 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$489,000 | S$6,608 psm |
| Dec 2025 | Blk 806 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 74 sqm | S$450,000 | S$6,081 psm |
| Sept 2025 | Blk 806 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$420,000 | S$5,676 psm |
| May 2025 | Blk 806 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$490,000 | S$6,622 psm |
| Apr 2025 | Blk 806 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$415,000 | S$5,608 psm |
| Aug 2024 | Blk 806 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 108 sqm | S$550,000 | S$5,093 psm |
| Mar 2024 | Blk 806 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$405,000 | S$5,473 psm |
| May 2022 | Blk 806 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 105 sqm | S$508,000 | S$4,838 psm |
| Jan 2022 | Blk 806 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Oct 2021 | Blk 806 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 74 sqm | S$388,000 | S$5,243 psm |
Showing 11 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 806 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 806 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 806 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 806 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 806 · 4 ROOM | S$2,900 | — |
| Jul 2025 | Blk 806 · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 806 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 806 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 806 · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 806 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 806 · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 806 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 806 · 4 ROOM | S$2,800 | — |
| May 2024 | Blk 806 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 806 · 3 ROOM | S$2,000 | — |
| Mar 2024 | Blk 806 · 3 ROOM | S$2,700 | — |
| Jan 2024 | Blk 806 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 806 · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 806 · 3 ROOM | S$2,700 | — |
| Jun 2023 | Blk 806 · 3 ROOM | S$2,000 | — |
| Mar 2023 | Blk 806 · 4 ROOM | S$3,800 | — |
| Mar 2023 | Blk 806 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 806 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 806 · 3 ROOM | S$2,700 | — |
| Oct 2022 | Blk 806 · 3 ROOM | S$2,500 | — |
| Jul 2022 | Blk 806 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 806 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 806 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 806 · 3 ROOM | S$2,300 | — |
| Mar 2022 | Blk 806 · 4 ROOM | S$2,050 | — |
| Feb 2022 | Blk 806 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 806 · 4 ROOM | S$1,700 | — |
| Nov 2021 | Blk 806 · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 806 · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 806 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 806 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 806 · 4 ROOM | S$1,750 | — |
| Mar 2021 | Blk 806 · 3 ROOM | S$2,200 | — |
| Mar 2021 | Blk 806 · 4 ROOM | S$2,050 | — |
| Feb 2021 | Blk 806 · 3 ROOM | S$1,700 | — |
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$439,114 | S$484,818 | S$525,067 | S$534,250 |
| 10 years | 49 years | S$416,995 | S$508,315 | S$596,218 | S$617,255 |
| 20 years | 39 years | S$366,583 | S$544,724 | S$749,412 | S$803,229 |
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.