Blk 825 Yishun St 81
Project page · 99-year lease from 1988
Based on 27 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 851 | 04 TO 06 | 104 sqm | S$563,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Sept 2026 | Blk 867 | 01 TO 03 | 104 sqm | S$528,000 | S$5,077 psm | ×1.000 | S$5,077 psm |
| Sept 2026 | Blk 875 | 10 TO 12 | 104 sqm | S$603,000 | S$5,798 psm | ×1.000 | S$5,798 psm |
| Sept 2026 | Blk 852 | 04 TO 06 | 108 sqm | S$590,000 | S$5,463 psm | ×1.000 | S$5,463 psm |
| Sept 2026 | Blk 825 | 10 TO 12 | 103 sqm | S$638,888 | S$6,203 psm | ×1.000 | S$6,203 psm |
| Sept 2026 | Blk 844 | 10 TO 12 | 104 sqm | S$630,000 | S$6,058 psm | ×1.000 | S$6,058 psm |
| Aug 2026 | Blk 871 | 07 TO 09 | 104 sqm | S$628,000 | S$6,038 psm | ×1.000 | S$6,038 psm |
| Aug 2026 | Blk 852 | 10 TO 12 | 104 sqm | S$568,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Aug 2026 | Blk 830 | 10 TO 12 | 103 sqm | S$615,000 | S$5,971 psm | ×1.000 | S$5,971 psm |
| Aug 2026 | Blk 880 | 10 TO 12 | 104 sqm | S$602,888 | S$5,797 psm | ×1.000 | S$5,797 psm |
| Jul 2026 | Blk 852 | 07 TO 09 | 104 sqm | S$603,000 | S$5,798 psm | ×1.000 | S$5,798 psm |
| Jul 2026 | Blk 867 | 10 TO 12 | 104 sqm | S$570,000 | S$5,481 psm | ×1.000 | S$5,481 psm |
| Jun 2026 | Blk 866 | 04 TO 06 | 104 sqm | S$570,000 | S$5,481 psm | ×1.000 | S$5,481 psm |
| Jun 2026 | Blk 868 | 07 TO 09 | 104 sqm | S$593,000 | S$5,702 psm | ×1.000 | S$5,702 psm |
| Jun 2026 | Blk 829 | 04 TO 06 | 103 sqm | S$575,000 | S$5,583 psm | ×1.000 | S$5,583 psm |
| Apr 2026 | Blk 870 | 10 TO 12 | 104 sqm | S$638,888 | S$6,143 psm | ×1.000 | S$6,143 psm |
| Apr 2026 | Blk 851 | 10 TO 12 | 104 sqm | S$620,000 | S$5,962 psm | ×1.000 | S$5,962 psm |
| Apr 2026 | Blk 840 | 04 TO 06 | 103 sqm | S$576,000 | S$5,592 psm | ×1.000 | S$5,592 psm |
| Apr 2026 | Blk 867 | 10 TO 12 | 104 sqm | S$618,000 | S$5,942 psm | ×1.000 | S$5,942 psm |
| Mar 2026 | Blk 844 | 04 TO 06 | 104 sqm | S$620,000 | S$5,962 psm | ×0.997 | S$5,944 psm |
| Mar 2026 | Blk 832 | 10 TO 12 | 104 sqm | S$620,000 | S$5,962 psm | ×0.997 | S$5,944 psm |
| Mar 2026 | Blk 835 | 01 TO 03 | 104 sqm | S$610,000 | S$5,865 psm | ×0.997 | S$5,848 psm |
| Mar 2026 | Blk 816 | 01 TO 03 | 104 sqm | S$550,000 | S$5,288 psm | ×0.997 | S$5,273 psm |
| Feb 2026 | Blk 880 | 04 TO 06 | 104 sqm | S$608,000 | S$5,846 psm | ×0.997 | S$5,829 psm |
| Jan 2026 | Blk 874 | 01 TO 03 | 104 sqm | S$583,688 | S$5,612 psm | ×0.997 | S$5,596 psm |
| Jan 2026 | Blk 872 | 04 TO 06 | 104 sqm | S$585,888 | S$5,634 psm | ×0.997 | S$5,617 psm |
| Nov 2025 | Blk 821 | 07 TO 09 | 104 sqm | S$610,000 | S$5,865 psm | ×0.996 | S$5,842 psm |
How accurate is this estimate for Yishun St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 65 sales in Yishun St 81 since.
- Median error
- 3.5%
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.
6.63% gross yield
S$39,600 of rent a year against the estimate above · 0.06 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 74 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 841 | 4 ROOM | S$3,700 |
| Sept 2026 | 852 | 4 ROOM | S$3,600 |
| Sept 2026 | 816 | 4 ROOM | S$3,600 |
| Sept 2026 | 839 | 4 ROOM | S$3,500 |
| Sept 2026 | 873 | 4 ROOM | S$3,400 |
| Sept 2026 | 868 | 4 ROOM | S$3,300 |
| Sept 2026 | 850 | 4 ROOM | S$3,300 |
| Sept 2026 | 825 | 4 ROOM | S$3,200 |
median of 74 HDB rental approvals for 4 ROOM on Yishun St 81 since 2025-10.
Buying or selling at S$597,202?
Buying: Stamp duty on S$597,202 · Cash and CPF needed on S$597,202 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$597,202.
Each opens with this figure filled in; change anything there.
Primary schools near 825 Yishun St 81
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 · 364 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 624 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Northland Primary School · 1,056 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,439 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,782 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 825 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 73 sqm | S$452,000 | S$6,192 psm |
| Sept 2026 | Blk 825 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 103 sqm | S$638,888 | S$6,203 psm |
| Sept 2026 | Blk 825 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$458,000 | S$6,274 psm |
| Aug 2026 | Blk 825 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$478,000 | S$6,548 psm |
| May 2025 | Blk 825 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$490,000 | S$6,712 psm |
| Apr 2025 | Blk 825 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$610,000 | S$5,922 psm |
| Feb 2025 | Blk 825 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Feb 2025 | Blk 825 · 3 ROOM · 07 TO 09 · Model A · 63 years left excluded: outlier | 73 sqm | S$520,000 | S$7,123 psm |
| Jul 2024 | Blk 825 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$568,888 | S$5,523 psm |
| Jul 2024 | Blk 825 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$520,000 | S$5,049 psm |
| Jun 2024 | Blk 825 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 73 sqm | S$430,000 | S$5,890 psm |
| Feb 2024 | Blk 825 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 103 sqm | S$570,000 | S$5,534 psm |
| May 2023 | Blk 825 · 3 ROOM · 01 TO 03 · Model A · 65 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Jul 2022 | Blk 825 · 3 ROOM · 01 TO 03 · Model A · 65 years left | 73 sqm | S$366,000 | S$5,014 psm |
| Jan 2022 | Blk 825 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 103 sqm | S$473,000 | S$4,592 psm |
| Nov 2021 | Blk 825 · 3 ROOM · 07 TO 09 · Model A · 66 years left | 73 sqm | S$310,000 | S$4,247 psm |
| Oct 2021 | Blk 825 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 103 sqm | S$470,000 | S$4,563 psm |
Showing 17 of 88.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 825 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 825 · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 825 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 825 · 3 ROOM | S$2,000 | — |
| Oct 2025 | Blk 825 · 4 ROOM | S$3,800 | — |
| Aug 2025 | Blk 825 · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 825 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 825 · 4 ROOM | S$3,800 | — |
| Nov 2024 | Blk 825 · 4 ROOM | S$600 | — |
| Aug 2024 | Blk 825 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 825 · 4 ROOM | S$3,150 | — |
| Jun 2024 | Blk 825 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 825 · 3 ROOM | S$3,100 | — |
| Mar 2024 | Blk 825 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 825 · 4 ROOM | S$3,150 | — |
| Aug 2023 | Blk 825 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 825 · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 825 · 4 ROOM | S$3,800 | — |
| Apr 2023 | Blk 825 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 825 · 4 ROOM | S$3,200 | — |
| May 2022 | Blk 825 · 3 ROOM | S$1,950 | — |
| Mar 2022 | Blk 825 · 3 ROOM | S$1,500 | — |
| Dec 2021 | Blk 825 · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 825 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 825 · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 825 · 3 ROOM | S$1,550 | — |
| Apr 2021 | Blk 825 · 3 ROOM | S$1,500 | — |
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 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$576,178 | S$636,147 | S$688,959 | S$701,008 |
| 10 years | 50 years | S$550,017 | S$670,468 | S$786,412 | S$814,160 |
| 20 years | 40 years | S$491,885 | S$730,915 | S$1,005,569 | S$1,077,781 |
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.