Blk 865 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.
5.71% gross yield
S$42,000 of rent a year against the estimate above · 0.03 points above 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$735,294?
Buying: Stamp duty on S$735,294 · Cash and CPF needed on S$735,294 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$735,294.
Each opens with this figure filled in; change anything there.
Primary schools near 865 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 · 175 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 889 m · no 2025 Phase 2C ballot
1 to 2 km
- Huamin Primary School · 1,474 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,657 m · no 2025 Phase 2C ballot
- North View Primary School · 1,787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2024 | Blk 865 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$533,800 | S$5,133 psm |
| Sept 2024 | Blk 865 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$738,000 | S$6,049 psm |
| Jul 2024 | Blk 865 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 127 sqm | S$680,000 | S$5,354 psm |
| Jun 2024 | Blk 865 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$680,000 | S$5,574 psm |
| Apr 2024 | Blk 865 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 127 sqm | S$715,000 | S$5,630 psm |
| Apr 2024 | Blk 865 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Jan 2024 | Blk 865 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Dec 2023 | Blk 865 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Nov 2023 | Blk 865 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Aug 2023 | Blk 865 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$490,000 | S$4,712 psm |
| Jul 2023 | Blk 865 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Apr 2023 | Blk 865 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Jul 2022 | Blk 865 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 122 sqm | S$585,000 | S$4,795 psm |
| May 2022 | Blk 865 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 127 sqm | S$588,000 | S$4,630 psm |
| Feb 2022 | Blk 865 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$438,000 | S$4,212 psm |
| Oct 2021 | Blk 865 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$538,888 | S$4,417 psm |
| Oct 2021 | Blk 865 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 122 sqm | S$523,000 | S$4,287 psm |
| Oct 2021 | Blk 865 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$452,500 | S$4,351 psm |
Showing 18 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 865 · 5 ROOM | S$3,350 | — |
| Sept 2026 | Blk 865 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 865 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 865 · 4 ROOM | S$2,600 | — |
| Dec 2025 | Blk 865 · 5 ROOM | S$3,650 | — |
| Sept 2025 | Blk 865 · 5 ROOM | S$3,550 | — |
| Feb 2025 | Blk 865 · 5 ROOM | S$3,650 | — |
| Sept 2024 | Blk 865 · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 865 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 865 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 865 · 5 ROOM | S$3,650 | — |
| Mar 2023 | Blk 865 · 5 ROOM | S$3,600 | — |
| Feb 2023 | Blk 865 · 5 ROOM | S$3,300 | — |
| Dec 2022 | Blk 865 · 4 ROOM | S$2,300 | — |
| Aug 2022 | Blk 865 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 865 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 865 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 865 · 4 ROOM | S$2,800 | — |
| Mar 2021 | Blk 865 · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 865 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 865 · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 865 · 4 ROOM | S$1,800 | — |
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$709,408 | S$783,244 | S$848,268 | S$863,103 |
| 10 years | 50 years | S$677,198 | S$825,501 | S$968,256 | S$1,002,419 |
| 20 years | 40 years | S$605,624 | S$899,926 | S$1,238,087 | S$1,326,997 |
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.