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HDB · 760868

Blk 868 Yishun St 81

Project page · 99-year lease from 1987

Indicative value range
S$493,190 – S$519,191
Indicative mid S$497,500 · S$5,923 psm

Based on 8 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Aug 2026Blk 87510 TO 1284 sqmS$522,888S$6,225 psm×1.000S$6,225 psm
Jun 2026Blk 87801 TO 0384 sqmS$495,000S$5,893 psm×1.000S$5,893 psm
May 2026Blk 87804 TO 0684 sqmS$500,000S$5,952 psm×1.000S$5,952 psm
Mar 2026Blk 86804 TO 0684 sqmS$525,000S$6,250 psm×0.997S$6,232 psm
Mar 2026Blk 87604 TO 0683 sqmS$490,000S$5,904 psm×0.997S$5,886 psm
Feb 2026Blk 86701 TO 0384 sqmS$480,000S$5,714 psm×0.997S$5,697 psm
Jan 2026Blk 86710 TO 1284 sqmS$490,888S$5,844 psm×0.997S$5,827 psm
Dec 2025Blk 86704 TO 0684 sqmS$520,000S$6,190 psm×0.996S$6,166 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.

7.96% gross yield

S$39,600 of rent a year against the estimate above · 0.9 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 74 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 20268414 ROOMS$3,700
Sept 20268524 ROOMS$3,600
Sept 20268164 ROOMS$3,600
Sept 20268394 ROOMS$3,500
Sept 20268734 ROOMS$3,400
Sept 20268684 ROOMS$3,300
Sept 20268504 ROOMS$3,300
Sept 20268254 ROOMS$3,200

median of 74 HDB rental approvals for 4 ROOM on Yishun St 81 since 2025-10.

Buying or selling at S$497,500?

Buying: Stamp duty on S$497,500 · Cash and CPF needed on S$497,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$497,500.

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

Primary schools near 868 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
Jun 2026
Blk 868 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$593,000S$5,702 psm
Mar 2026
Blk 868 · 4 ROOM · 04 TO 06 · Simplified · 61 years left
84 sqmS$525,000S$6,250 psm
Nov 2025
Blk 868 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
excluded: outlier
84 sqmS$465,000S$5,536 psm
Apr 2025
Blk 868 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$520,000S$6,190 psm
Mar 2025
Blk 868 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
84 sqmS$520,000S$6,190 psm
Nov 2024
Blk 868 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$610,599S$5,871 psm
Aug 2024
Blk 868 · 4 ROOM · 07 TO 09 · Simplified · 62 years left
84 sqmS$490,000S$5,833 psm
Jun 2024
Blk 868 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$470,000S$5,595 psm
Jan 2024
Blk 868 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$475,000S$5,655 psm
Dec 2023
Blk 868 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$511,888S$4,922 psm
Oct 2023
Blk 868 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$445,000S$5,298 psm
Jan 2023
Blk 868 · 4 ROOM · 07 TO 09 · Simplified · 64 years left
84 sqmS$432,000S$5,143 psm
Dec 2022
Blk 868 · 4 ROOM · 07 TO 09 · Simplified · 64 years left
84 sqmS$429,000S$5,107 psm
Nov 2022
Blk 868 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
84 sqmS$395,000S$4,702 psm
Aug 2022
Blk 868 · 4 ROOM · 07 TO 09 · Model A · 64 years left
104 sqmS$483,000S$4,644 psm
Apr 2022
Blk 868 · 4 ROOM · 04 TO 06 · Model A · 65 years left
104 sqmS$475,000S$4,567 psm
See more

Showing 16 of 87.

Sale prices as filed in caveats.

Where the lease takes this

About 59 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 years54 yearsS$474,912S$524,341S$567,871S$577,803
10 years49 yearsS$450,989S$549,753S$644,823S$667,574
20 years39 yearsS$396,468S$589,130S$810,506S$868,710

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.