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HDB · 760839

Blk 839 Yishun St 81

Project page · 99-year lease from 1987

Indicative value range
S$453,500 – S$477,251
Indicative mid S$470,511 · S$6,445 psm

Based on 10 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 82501 TO 0373 sqmS$452,000S$6,192 psm×1.000S$6,192 psm
Sept 2026Blk 82510 TO 1273 sqmS$458,000S$6,274 psm×1.000S$6,274 psm
Sept 2026Blk 82910 TO 1273 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Aug 2026Blk 85201 TO 0374 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Aug 2026Blk 85204 TO 0674 sqmS$440,000S$5,946 psm×1.000S$5,946 psm
Aug 2026Blk 82507 TO 0973 sqmS$478,000S$6,548 psm×1.000S$6,548 psm
Jul 2026Blk 83307 TO 0973 sqmS$475,000S$6,507 psm×1.000S$6,507 psm
Apr 2026Blk 85207 TO 0974 sqmS$488,888S$6,607 psm×1.000S$6,607 psm
Feb 2026Blk 85207 TO 0974 sqmS$478,888S$6,471 psm×0.997S$6,452 psm
Jan 2026Blk 83904 TO 0673 sqmS$495,000S$6,781 psm×0.997S$6,761 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.

6.95% gross yield

S$32,700 of rent a year against the estimate above · 0.5 points below flats like it

Homes like this rent for about S$2,725 a month, the middle of 16 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

ApprovedBlockFlatRent a month
Sept 20268293 ROOMS$2,700
Jul 20268293 ROOMS$3,000
Jul 20268333 ROOMS$2,500
Jun 20268293 ROOMS$3,100
Jun 20268303 ROOMS$2,700
Jun 20268303 ROOMS$2,600
May 20268213 ROOMS$2,900
Apr 20268253 ROOMS$2,800

median of 16 HDB rental approvals for 3 ROOM on Yishun St 81 since 2025-10.

Buying or selling at S$470,511?

Buying: Stamp duty on S$470,511 · Cash and CPF needed on S$470,511 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$470,511.

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

Primary schools near 839 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Blk 839 · 3 ROOM · 04 TO 06 · Model A · 61 years left
73 sqmS$495,000S$6,781 psm
Oct 2025
Blk 839 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$614,000S$5,961 psm
Jun 2025
Blk 839 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$650,000S$6,311 psm
Jun 2025
Blk 839 · 4 ROOM · 04 TO 06 · Model A · 61 years left
103 sqmS$615,000S$5,971 psm
Mar 2025
Blk 839 · 4 ROOM · 04 TO 06 · Model A · 62 years left
103 sqmS$622,000S$6,039 psm
Nov 2024
Blk 839 · 4 ROOM · 04 TO 06 · Model A · 62 years left
107 sqmS$592,000S$5,533 psm
Aug 2023
Blk 839 · 3 ROOM · 10 TO 12 · Model A · 63 years left
73 sqmS$425,000S$5,822 psm
Feb 2023
Blk 839 · 3 ROOM · 04 TO 06 · Model A · 64 years left
73 sqmS$397,000S$5,438 psm
Jan 2023
Blk 839 · 3 ROOM · 04 TO 06 · Model A · 64 years left
73 sqmS$430,000S$5,890 psm
Jan 2023
Blk 839 · 3 ROOM · 10 TO 12 · Model A · 64 years left
73 sqmS$410,000S$5,616 psm
Sept 2022
Blk 839 · 4 ROOM · 10 TO 12 · Model A · 64 years left
103 sqmS$577,800S$5,610 psm
Sept 2022
Blk 839 · 3 ROOM · 07 TO 09 · Model A · 64 years left
73 sqmS$388,000S$5,315 psm
Aug 2022
Blk 839 · 3 ROOM · 01 TO 03 · Model A · 64 years left
73 sqmS$358,000S$4,904 psm
Jul 2022
Blk 839 · 4 ROOM · 07 TO 09 · Model A · 64 years left
103 sqmS$505,000S$4,903 psm
May 2022
Blk 839 · 3 ROOM · 07 TO 09 · Model A · 64 years left
73 sqmS$374,000S$5,123 psm
See more

Showing 15 of 59.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$449,148S$495,896S$537,065S$546,457
10 years49 yearsS$426,524S$519,930S$609,842S$631,359
20 years39 yearsS$374,960S$557,171S$766,537S$821,583

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.