Blk 841 Yishun St 81
Project page · 99-year lease from 1988
Based on 6 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 866 | 04 TO 06 | 127 sqm | S$735,000 | S$5,787 psm | ×1.000 | S$5,787 psm |
| Jul 2026 | Blk 820 | 04 TO 06 | 129 sqm | S$760,000 | S$5,891 psm | ×1.000 | S$5,891 psm |
| Apr 2026 | Blk 841 | 01 TO 03 | 122 sqm | S$735,000 | S$6,025 psm | ×1.000 | S$6,025 psm |
| Jan 2026 | Blk 873 | 07 TO 09 | 122 sqm | S$760,000 | S$6,230 psm | ×0.997 | S$6,211 psm |
| Jan 2026 | Blk 851 | 04 TO 06 | 127 sqm | S$768,000 | S$6,047 psm | ×0.997 | S$6,029 psm |
| Nov 2025 | Blk 871 | 10 TO 12 | 122 sqm | S$770,000 | S$6,311 psm | ×0.996 | S$6,287 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.
5.51% gross yield
S$42,000 of rent a year against the estimate above · 0.17 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 865 | 5 ROOM | S$3,350 |
| Aug 2026 | 880 | 5 ROOM | S$4,000 |
| Jul 2026 | 871 | 5 ROOM | S$3,900 |
| Jul 2026 | 873 | 5 ROOM | S$3,500 |
| Jul 2026 | 821 | 5 ROOM | S$3,200 |
| Jun 2026 | 838 | 5 ROOM | S$4,300 |
| Jun 2026 | 819 | 5 ROOM | S$3,900 |
| May 2026 | 866 | 5 ROOM | S$3,900 |
median of 24 HDB rental approvals for 5 ROOM on Yishun St 81 since 2025-10.
Buying or selling at S$762,416?
Buying: Stamp duty on S$762,416 · Cash and CPF needed on S$762,416 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$762,416.
Each opens with this figure filled in; change anything there.
Primary schools near 841 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
- Naval Base Primary School · 395 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 439 m · no 2025 Phase 2C ballot
- Northland Primary School · 808 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Jiemin Primary School · 1,308 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,534 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,812 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,875 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,877 m · no 2025 Phase 2C ballot
- North View Primary School · 1,950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 841 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$735,000 | S$6,025 psm |
| Aug 2025 | Blk 841 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 127 sqm | S$795,000 | S$6,260 psm |
| Jul 2025 | Blk 841 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 127 sqm | S$765,000 | S$6,024 psm |
| Jun 2025 | Blk 841 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 127 sqm | S$790,000 | S$6,220 psm |
| Mar 2024 | Blk 841 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$745,000 | S$6,107 psm |
| Mar 2024 | Blk 841 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$575,000 | S$5,529 psm |
| Nov 2022 | Blk 841 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 126 sqm | S$720,000 | S$5,714 psm |
| Feb 2022 | Blk 841 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 127 sqm | S$645,000 | S$5,079 psm |
Showing 8 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 841 · 4 ROOM | S$3,700 | — |
| Mar 2026 | Blk 841 · 4 ROOM | S$4,000 | — |
| Feb 2026 | Blk 841 · 5 ROOM | S$3,700 | — |
| Oct 2025 | Blk 841 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 841 · 5 ROOM | S$3,500 | — |
| Jan 2025 | Blk 841 · 5 ROOM | S$3,450 | — |
| Jan 2025 | Blk 841 · 5 ROOM | S$3,200 | — |
| Mar 2024 | Blk 841 · 5 ROOM | S$3,700 | — |
| Nov 2023 | Blk 841 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 841 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 841 · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 841 · 5 ROOM | S$2,700 | — |
| Nov 2022 | Blk 841 · 5 ROOM | S$2,800 | — |
| Nov 2022 | Blk 841 · 4 ROOM | S$2,700 | — |
| Feb 2022 | Blk 841 · 5 ROOM | S$2,200 | — |
| Nov 2021 | Blk 841 · 5 ROOM | S$2,000 | — |
| Oct 2021 | Blk 841 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 841 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 841 · 5 ROOM | S$2,400 | — |
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$735,575 | S$812,134 | S$879,557 | S$894,939 |
| 10 years | 50 years | S$702,177 | S$855,950 | S$1,003,970 | S$1,039,394 |
| 20 years | 40 years | S$627,963 | S$933,120 | S$1,283,755 | S$1,375,944 |
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.