Blk 828 Yishun St 81
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 828 | 04 TO 06 | 142 sqm | S$980,000 | S$6,901 psm | ×1.000 | S$6,901 psm |
| Sept 2026 | Blk 828 | 10 TO 12 | 146 sqm | S$1,010,000 | S$6,918 psm | ×1.000 | S$6,918 psm |
| May 2026 | Blk 828 | 07 TO 09 | 145 sqm | S$1,068,888 | S$7,372 psm | ×1.000 | S$7,372 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.
4.67% gross yield
S$46,800 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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 |
|---|---|---|---|
| Aug 2026 | 826 | EXECUTIVE | S$3,800 |
| Aug 2026 | 834 | EXECUTIVE | S$3,600 |
| Jul 2026 | 826 | EXECUTIVE | S$3,900 |
| Jun 2026 | 828 | EXECUTIVE | S$3,900 |
| May 2026 | 824 | EXECUTIVE | S$4,000 |
| Apr 2026 | 826 | EXECUTIVE | S$2,300 |
| Jan 2026 | 824 | EXECUTIVE | S$4,100 |
| Nov 2025 | 824 | EXECUTIVE | S$4,000 |
median of 11 HDB rental approvals for EXECUTIVE on Yishun St 81 since 2025-10.
Buying or selling at S$1,003,082?
Buying: Stamp duty on S$1,003,082 · Cash and CPF needed on S$1,003,082 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,003,082.
Each opens with this figure filled in; change anything there.
Primary schools near 828 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 · 330 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 580 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Jiemin Primary School · 1,359 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,936 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 828 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 146 sqm | S$1,010,000 | S$6,918 psm |
| Sept 2026 | Blk 828 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left | 142 sqm | S$980,000 | S$6,901 psm |
| May 2026 | Blk 828 · EXECUTIVE · 07 TO 09 · Apartment · 61 years left | 145 sqm | S$1,068,888 | S$7,372 psm |
| May 2025 | Blk 828 · EXECUTIVE · 04 TO 06 · Apartment · 62 years left | 142 sqm | S$1,000,000 | S$7,042 psm |
| Apr 2025 | Blk 828 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$975,000 | S$6,678 psm |
| Dec 2024 | Blk 828 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$990,000 | S$6,781 psm |
| Apr 2023 | Blk 828 · EXECUTIVE · 10 TO 12 · Apartment · 64 years left | 142 sqm | S$865,000 | S$6,092 psm |
| Nov 2022 | Blk 828 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$780,000 | S$5,342 psm |
| Sept 2022 | Blk 828 · EXECUTIVE · 07 TO 09 · Apartment · 64 years left | 142 sqm | S$818,000 | S$5,761 psm |
| May 2022 | Blk 828 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 146 sqm | S$760,000 | S$5,205 psm |
| Mar 2022 | Blk 828 · EXECUTIVE · 01 TO 03 · Apartment · 65 years left | 142 sqm | S$723,000 | S$5,092 psm |
| Oct 2021 | Blk 828 · EXECUTIVE · 01 TO 03 · Apartment · 65 years left | 145 sqm | S$715,000 | S$4,931 psm |
Showing 12 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 828 · EXECUTIVE | S$3,900 | — |
| Mar 2025 | Blk 828 · EXECUTIVE | S$3,500 | — |
| Feb 2025 | Blk 828 · EXECUTIVE | S$3,600 | — |
| Sept 2024 | Blk 828 · EXECUTIVE | S$3,500 | — |
| Aug 2024 | Blk 828 · EXECUTIVE | S$3,600 | — |
| Jun 2024 | Blk 828 · EXECUTIVE | S$4,200 | — |
| Jun 2023 | Blk 828 · EXECUTIVE | S$3,000 | — |
| Mar 2023 | Blk 828 · EXECUTIVE | S$3,000 | — |
| Feb 2023 | Blk 828 · EXECUTIVE | S$2,050 | — |
| Sept 2022 | Blk 828 · EXECUTIVE | S$3,300 | — |
| Aug 2022 | Blk 828 · EXECUTIVE | S$3,000 | — |
| Jun 2022 | Blk 828 · EXECUTIVE | S$2,400 | — |
| Apr 2022 | Blk 828 · EXECUTIVE | S$2,600 | — |
| Jan 2022 | Blk 828 · EXECUTIVE | S$2,400 | — |
| Apr 2021 | Blk 828 · EXECUTIVE | S$2,300 | — |
| Feb 2021 | Blk 828 · EXECUTIVE | S$2,050 | — |
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$967,769 | S$1,068,495 | S$1,157,201 | S$1,177,439 |
| 10 years | 50 years | S$923,829 | S$1,126,142 | S$1,320,887 | S$1,367,492 |
| 20 years | 40 years | S$826,188 | S$1,227,672 | S$1,688,989 | S$1,810,279 |
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.