Blk 862 Yishun Ave 4
Project page · 99-year lease from 1988
Based on 4 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 861 | 04 TO 06 | 74 sqm | S$435,000 | S$5,878 psm | ×1.000 | S$5,878 psm |
| Jun 2026 | Blk 861 | 10 TO 12 | 74 sqm | S$428,000 | S$5,784 psm | ×1.000 | S$5,784 psm |
| Mar 2026 | Blk 862 | 01 TO 03 | 74 sqm | S$452,000 | S$6,108 psm | ×0.997 | S$6,090 psm |
| Dec 2025 | Blk 862 | 01 TO 03 | 74 sqm | S$405,000 | S$5,473 psm | ×0.996 | S$5,451 psm |
How accurate is this estimate for Yishun Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 152 sales in Yishun Ave 4 since.
- Median error
- 3.0%
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.
7.58% gross yield
S$32,700 of rent a year against the estimate above · 0.21 points above flats like it
Homes like this rent for about S$2,725 a month, the middle of 30 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 671A | 3 ROOM | S$2,700 |
| Sept 2026 | 507A | 3 ROOM | S$2,600 |
| Sept 2026 | 861 | 3 ROOM | S$2,600 |
| Sept 2026 | 862 | 3 ROOM | S$2,500 |
| Sept 2026 | 861 | 3 ROOM | S$2,250 |
| Aug 2026 | 673B | 3 ROOM | S$2,900 |
| Jul 2026 | 672A | 3 ROOM | S$2,750 |
| Jun 2026 | 675D | 3 ROOM | S$3,150 |
median of 30 HDB rental approvals for 3 ROOM on Yishun Ave 4 since 2025-10.
Buying or selling at S$431,500?
Buying: Stamp duty on S$431,500 · Cash and CPF needed on S$431,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$431,500.
Each opens with this figure filled in; change anything there.
Primary schools near 862 Yishun Ave 4
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 · 81 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 376 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 852 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,131 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,459 m · no 2025 Phase 2C ballot
- North View Primary School · 1,462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,646 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,824 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,872 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 862 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$452,000 | S$6,108 psm |
| Dec 2025 | Blk 862 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Jun 2025 | Blk 862 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$575,000 | S$5,529 psm |
| May 2025 | Blk 862 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$463,000 | S$6,257 psm |
| Feb 2025 | Blk 862 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Feb 2025 | Blk 862 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 105 sqm | S$560,000 | S$5,333 psm |
| Dec 2024 | Blk 862 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 108 sqm | S$565,000 | S$5,231 psm |
| Nov 2024 | Blk 862 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 105 sqm | S$600,000 | S$5,714 psm |
| Aug 2023 | Blk 862 · 3 ROOM · 01 TO 03 · Model A · 64 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Nov 2022 | Blk 862 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 74 sqm | S$388,000 | S$5,243 psm |
| Nov 2022 | Blk 862 · 3 ROOM · 07 TO 09 · Model A · 65 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Sept 2022 | Blk 862 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 105 sqm | S$462,000 | S$4,400 psm |
| Oct 2021 | Blk 862 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 105 sqm | S$440,000 | S$4,190 psm |
| Oct 2021 | Blk 862 · 3 ROOM · 04 TO 06 · Model A · 66 years left | 74 sqm | S$340,000 | S$4,595 psm |
Showing 14 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 862 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 862 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 862 · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 862 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 862 · 3 ROOM | S$2,650 | — |
| Apr 2025 | Blk 862 · 3 ROOM | S$2,600 | — |
| Feb 2025 | Blk 862 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 862 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 862 · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 862 · 4 ROOM | S$2,700 | — |
| May 2023 | Blk 862 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 862 · 3 ROOM | S$1,800 | — |
| Dec 2022 | Blk 862 · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 862 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 862 · 3 ROOM | S$1,500 | — |
| Nov 2021 | Blk 862 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 862 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 862 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 862 · 4 ROOM | S$1,850 | — |
| Jan 2021 | Blk 862 · 3 ROOM | S$2,000 | — |
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$416,309 | S$459,639 | S$497,798 | S$506,504 |
| 10 years | 50 years | S$397,407 | S$484,437 | S$568,211 | S$588,260 |
| 20 years | 40 years | S$355,404 | S$528,112 | S$726,559 | S$778,735 |
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.