Blk 846 Yishun Ring Rd
Project page · 99-year lease from 1993
Based on 73 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 782 | 01 TO 03 | 89 sqm | S$508,000 | S$5,708 psm | ×1.000 | S$5,708 psm |
| Sept 2026 | Blk 166 | 04 TO 06 | 84 sqm | S$465,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| Sept 2026 | Blk 254 | 07 TO 09 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Sept 2026 | Blk 239 | 04 TO 06 | 93 sqm | S$510,000 | S$5,484 psm | ×1.000 | S$5,484 psm |
| Sept 2026 | Blk 254 | 10 TO 12 | 84 sqm | S$483,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| Sept 2026 | Blk 794 | 04 TO 06 | 84 sqm | S$500,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Sept 2026 | Blk 113 | 07 TO 09 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Sept 2026 | Blk 253 | 04 TO 06 | 104 sqm | S$488,000 | S$4,692 psm | ×1.000 | S$4,692 psm |
| Sept 2026 | Blk 108 | 04 TO 06 | 97 sqm | S$462,000 | S$4,763 psm | ×1.000 | S$4,763 psm |
| Sept 2026 | Blk 242 | 01 TO 03 | 93 sqm | S$510,000 | S$5,484 psm | ×1.000 | S$5,484 psm |
| Aug 2026 | Blk 138 | 07 TO 09 | 93 sqm | S$515,888 | S$5,547 psm | ×1.000 | S$5,547 psm |
| Aug 2026 | Blk 311 | 10 TO 12 | 84 sqm | S$485,000 | S$5,774 psm | ×1.000 | S$5,774 psm |
| Aug 2026 | Blk 395 | 04 TO 06 | 104 sqm | S$488,000 | S$4,692 psm | ×1.000 | S$4,692 psm |
| Aug 2026 | Blk 805 | 01 TO 03 | 84 sqm | S$515,000 | S$6,131 psm | ×1.000 | S$6,131 psm |
| Aug 2026 | Blk 244 | 04 TO 06 | 84 sqm | S$478,000 | S$5,690 psm | ×1.000 | S$5,690 psm |
| Aug 2026 | Blk 253 | 04 TO 06 | 104 sqm | S$490,000 | S$4,712 psm | ×1.000 | S$4,712 psm |
| Aug 2026 | Blk 255 | 10 TO 12 | 84 sqm | S$488,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| Aug 2026 | Blk 137 | 10 TO 12 | 91 sqm | S$520,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Aug 2026 | Blk 331 | 04 TO 06 | 104 sqm | S$530,000 | S$5,096 psm | ×1.000 | S$5,096 psm |
| Jul 2026 | Blk 139 | 01 TO 03 | 98 sqm | S$508,888 | S$5,193 psm | ×1.000 | S$5,193 psm |
| Jul 2026 | Blk 367 | 10 TO 12 | 104 sqm | S$573,000 | S$5,510 psm | ×1.000 | S$5,510 psm |
| Jul 2026 | Blk 253 | 10 TO 12 | 84 sqm | S$431,888 | S$5,142 psm | ×1.000 | S$5,142 psm |
| Jul 2026 | Blk 812 | 01 TO 03 | 84 sqm | S$513,000 | S$6,107 psm | ×1.000 | S$6,107 psm |
| Jul 2026 | Blk 166 | 10 TO 12 | 84 sqm | S$472,000 | S$5,619 psm | ×1.000 | S$5,619 psm |
| Jun 2026 | Blk 805 | 04 TO 06 | 103 sqm | S$575,000 | S$5,583 psm | ×1.000 | S$5,583 psm |
| Jun 2026 | Blk 329 | 07 TO 09 | 84 sqm | S$468,000 | S$5,571 psm | ×1.000 | S$5,571 psm |
| Jun 2026 | Blk 624 | 07 TO 09 | 85 sqm | S$538,888 | S$6,340 psm | ×1.000 | S$6,340 psm |
| Jun 2026 | Blk 116 | 07 TO 09 | 104 sqm | S$545,000 | S$5,240 psm | ×1.000 | S$5,240 psm |
| Jun 2026 | Blk 413 | 07 TO 09 | 104 sqm | S$540,000 | S$5,192 psm | ×1.000 | S$5,192 psm |
| Jun 2026 | Blk 257 | 04 TO 06 | 84 sqm | S$448,000 | S$5,333 psm | ×1.000 | S$5,333 psm |
| Jun 2026 | Blk 257 | 07 TO 09 | 103 sqm | S$520,000 | S$5,049 psm | ×1.000 | S$5,049 psm |
| Jun 2026 | Blk 252 | 01 TO 03 | 88 sqm | S$480,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| Jun 2026 | Blk 775 | 07 TO 09 | 83 sqm | S$510,000 | S$6,145 psm | ×1.000 | S$6,145 psm |
| May 2026 | Blk 120 | 10 TO 12 | 84 sqm | S$510,000 | S$6,071 psm | ×1.000 | S$6,071 psm |
| May 2026 | Blk 329 | 01 TO 03 | 84 sqm | S$480,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| May 2026 | Blk 113 | 07 TO 09 | 103 sqm | S$510,000 | S$4,951 psm | ×1.000 | S$4,951 psm |
| May 2026 | Blk 251 | 01 TO 03 | 88 sqm | S$480,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| May 2026 | Blk 110 | 01 TO 03 | 89 sqm | S$450,000 | S$5,056 psm | ×1.000 | S$5,056 psm |
| May 2026 | Blk 251 | 01 TO 03 | 84 sqm | S$435,000 | S$5,179 psm | ×1.000 | S$5,179 psm |
| May 2026 | Blk 136 | 07 TO 09 | 98 sqm | S$500,888 | S$5,111 psm | ×1.000 | S$5,111 psm |
| May 2026 | Blk 619 | 01 TO 03 | 85 sqm | S$510,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Apr 2026 | Blk 362 | 10 TO 12 | 104 sqm | S$538,888 | S$5,182 psm | ×1.000 | S$5,182 psm |
| Apr 2026 | Blk 362 | 07 TO 09 | 104 sqm | S$525,000 | S$5,048 psm | ×1.000 | S$5,048 psm |
| Apr 2026 | Blk 800 | 04 TO 06 | 104 sqm | S$645,000 | S$6,202 psm | ×1.000 | S$6,202 psm |
| Mar 2026 | Blk 367 | 04 TO 06 | 104 sqm | S$568,000 | S$5,462 psm | ×0.997 | S$5,445 psm |
| Mar 2026 | Blk 311 | 10 TO 12 | 84 sqm | S$502,888 | S$5,987 psm | ×0.997 | S$5,969 psm |
| Mar 2026 | Blk 395 | 01 TO 03 | 84 sqm | S$450,000 | S$5,357 psm | ×0.997 | S$5,341 psm |
| Mar 2026 | Blk 241 | 01 TO 03 | 93 sqm | S$540,000 | S$5,806 psm | ×0.997 | S$5,789 psm |
| Mar 2026 | Blk 367 | 10 TO 12 | 104 sqm | S$545,000 | S$5,240 psm | ×0.997 | S$5,225 psm |
| Mar 2026 | Blk 241 | 10 TO 12 | 99 sqm | S$560,000 | S$5,657 psm | ×0.997 | S$5,640 psm |
| Feb 2026 | Blk 253 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×0.997 | S$5,579 psm |
| Feb 2026 | Blk 367 | 10 TO 12 | 104 sqm | S$548,000 | S$5,269 psm | ×0.997 | S$5,254 psm |
| Feb 2026 | Blk 367 | 10 TO 12 | 86 sqm | S$500,000 | S$5,814 psm | ×0.997 | S$5,797 psm |
| Feb 2026 | Blk 327 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×0.997 | S$5,638 psm |
| Feb 2026 | Blk 237 | 10 TO 12 | 93 sqm | S$525,000 | S$5,645 psm | ×0.997 | S$5,629 psm |
| Jan 2026 | Blk 136 | 01 TO 03 | 98 sqm | S$538,000 | S$5,490 psm | ×0.997 | S$5,474 psm |
| Jan 2026 | Blk 357 | 01 TO 03 | 104 sqm | S$520,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Jan 2026 | Blk 854 | 10 TO 12 | 104 sqm | S$595,000 | S$5,721 psm | ×0.997 | S$5,704 psm |
| Jan 2026 | Blk 166 | 07 TO 09 | 84 sqm | S$485,000 | S$5,774 psm | ×0.997 | S$5,757 psm |
| Jan 2026 | Blk 783 | 10 TO 12 | 104 sqm | S$586,000 | S$5,635 psm | ×0.997 | S$5,618 psm |
| Jan 2026 | Blk 808 | 10 TO 12 | 104 sqm | S$645,000 | S$6,202 psm | ×0.997 | S$6,184 psm |
| Jan 2026 | Blk 255 | 04 TO 06 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Dec 2025 | Blk 137 | 04 TO 06 | 99 sqm | S$495,000 | S$5,000 psm | ×0.996 | S$4,980 psm |
| Dec 2025 | Blk 241 | 04 TO 06 | 96 sqm | S$545,000 | S$5,677 psm | ×0.996 | S$5,655 psm |
| Nov 2025 | Blk 411 | 07 TO 09 | 104 sqm | S$580,000 | S$5,577 psm | ×0.996 | S$5,555 psm |
| Nov 2025 | Blk 166 | 07 TO 09 | 83 sqm | S$488,000 | S$5,880 psm | ×0.996 | S$5,856 psm |
| Nov 2025 | Blk 115C | 01 TO 03 | 90 sqm | S$507,000 | S$5,633 psm | ×0.996 | S$5,611 psm |
| Nov 2025 | Blk 327 | 04 TO 06 | 84 sqm | S$485,000 | S$5,774 psm | ×0.996 | S$5,751 psm |
| Nov 2025 | Blk 139 | 10 TO 12 | 93 sqm | S$560,000 | S$6,022 psm | ×0.996 | S$5,998 psm |
| Nov 2025 | Blk 331 | 07 TO 09 | 103 sqm | S$510,000 | S$4,951 psm | ×0.996 | S$4,932 psm |
| Nov 2025 | Blk 255 | 01 TO 03 | 84 sqm | S$483,000 | S$5,750 psm | ×0.996 | S$5,727 psm |
| Nov 2025 | Blk 809 | 10 TO 12 | 103 sqm | S$632,000 | S$6,136 psm | ×0.996 | S$6,112 psm |
| Nov 2025 | Blk 137 | 10 TO 12 | 96 sqm | S$550,000 | S$5,729 psm | ×0.996 | S$5,707 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.
7.33% gross yield
S$37,200 of rent a year against the estimate above · 0.64 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 138 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 | 802 | 4 ROOM | S$3,600 |
| Sept 2026 | 309 | 4 ROOM | S$3,200 |
| Sept 2026 | 113 | 4 ROOM | S$3,100 |
| Sept 2026 | 117 | 4 ROOM | S$3,100 |
| Sept 2026 | 167 | 4 ROOM | S$3,050 |
| Sept 2026 | 367 | 4 ROOM | S$3,000 |
| Sept 2026 | 395 | 4 ROOM | S$2,850 |
| Aug 2026 | 853 | 4 ROOM | S$3,500 |
median of 138 HDB rental approvals for 4 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$507,664?
Buying: Stamp duty on S$507,664 · Cash and CPF needed on S$507,664 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$507,664.
Each opens with this figure filled in; change anything there.
Primary schools near 846 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
- Naval Base Primary School · 346 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 401 m · no 2025 Phase 2C ballot
- Northland Primary School · 734 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Jiemin Primary School · 1,236 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,450 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,723 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,790 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,794 m · no 2025 Phase 2C ballot
- North View Primary School · 1,873 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 846 · 5 ROOM · 04 TO 06 · Model A · 66 years left | 132 sqm | S$810,000 | S$6,136 psm |
| Jul 2023 | Blk 846 · 3 ROOM · 04 TO 06 · Simplified · 69 years left excluded: outlier | 64 sqm | S$410,000 | S$6,406 psm |
| May 2023 | Blk 846 · 4 ROOM · 01 TO 03 · New Generation · 69 years left | 91 sqm | S$500,000 | S$5,495 psm |
Showing 3 of 19.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2023 | Blk 846 · 3 ROOM | S$3,000 | — |
| Jan 2022 | Blk 846 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 846 · 3 ROOM | S$1,750 | — |
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 65 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 | 60 years | S$491,814 | S$543,003 | S$588,082 | S$598,367 |
| 10 years | 55 years | S$474,500 | S$578,413 | S$678,438 | S$702,376 |
| 20 years | 45 years | S$430,140 | S$639,165 | S$879,341 | S$942,489 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.