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HDB · 760852

Blk 852 Yishun St 81

Project page · 99-year lease from 1988

Indicative value range
S$440,000 – S$480,328
Indicative mid S$458,738 · S$6,199 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
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
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

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.

7.13% gross yield

S$32,700 of rent a year against the estimate above · 0.25 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.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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

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$458,738?

Buying: Stamp duty on S$458,738 · Cash and CPF needed on S$458,738 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$458,738.

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

Primary schools near 852 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
Sept 2026
Blk 852 · 4 ROOM · 04 TO 06 · Model A · 61 years left
108 sqmS$590,000S$5,463 psm
Aug 2026
Blk 852 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$568,000S$5,462 psm
Aug 2026
Blk 852 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$440,000S$5,946 psm
Aug 2026
Blk 852 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$440,000S$5,946 psm
Jul 2026
Blk 852 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$603,000S$5,798 psm
Apr 2026
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$488,888S$6,607 psm
Feb 2026
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$478,888S$6,471 psm
Dec 2025
Blk 852 · 4 ROOM · 07 TO 09 · Model A · 61 years left
excluded: outlier
104 sqmS$535,000S$5,144 psm
Jul 2025
Blk 852 · 4 ROOM · 04 TO 06 · Model A · 62 years left
105 sqmS$625,000S$5,952 psm
Jun 2025
Blk 852 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$470,000S$6,351 psm
Nov 2023
Blk 852 · 3 ROOM · 04 TO 06 · Model A · 63 years left
74 sqmS$413,000S$5,581 psm
Sept 2023
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 64 years left
74 sqmS$410,000S$5,541 psm
Apr 2023
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 64 years left
74 sqmS$425,000S$5,743 psm
Jan 2023
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 64 years left
74 sqmS$380,000S$5,135 psm
Nov 2022
Blk 852 · 3 ROOM · 07 TO 09 · Model A · 64 years left
74 sqmS$402,888S$5,444 psm
Oct 2022
Blk 852 · 3 ROOM · 10 TO 12 · Model A · 65 years left
74 sqmS$385,000S$5,203 psm
Jun 2022
Blk 852 · 3 ROOM · 10 TO 12 · Model A · 65 years left
74 sqmS$382,888S$5,174 psm
May 2022
Blk 852 · 3 ROOM · 04 TO 06 · Model A · 65 years left
74 sqmS$365,000S$4,932 psm
Dec 2021
Blk 852 · 3 ROOM · 04 TO 06 · Model A · 65 years left
74 sqmS$345,000S$4,662 psm
See more

Showing 19 of 73.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$442,588S$488,653S$529,220S$538,476
10 years50 yearsS$422,493S$515,017S$604,079S$625,393
20 years40 yearsS$377,839S$561,449S$772,422S$827,892

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.