Blk 879 Yishun St 81
Project page · 99-year lease from 1987
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 875 | 10 TO 12 | 84 sqm | S$522,888 | S$6,225 psm | ×1.000 | S$6,225 psm |
| Jun 2026 | Blk 878 | 01 TO 03 | 84 sqm | S$495,000 | S$5,893 psm | ×1.000 | S$5,893 psm |
| May 2026 | Blk 878 | 04 TO 06 | 84 sqm | S$500,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Mar 2026 | Blk 868 | 04 TO 06 | 84 sqm | S$525,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Mar 2026 | Blk 876 | 04 TO 06 | 83 sqm | S$490,000 | S$5,904 psm | ×0.997 | S$5,886 psm |
| Feb 2026 | Blk 867 | 01 TO 03 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Jan 2026 | Blk 867 | 10 TO 12 | 84 sqm | S$490,888 | S$5,844 psm | ×0.997 | S$5,827 psm |
| Dec 2025 | Blk 867 | 04 TO 06 | 84 sqm | S$520,000 | S$6,190 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 841 | 4 ROOM | S$3,700 |
| Sept 2026 | 852 | 4 ROOM | S$3,600 |
| Sept 2026 | 816 | 4 ROOM | S$3,600 |
| Sept 2026 | 839 | 4 ROOM | S$3,500 |
| Sept 2026 | 873 | 4 ROOM | S$3,400 |
| Sept 2026 | 868 | 4 ROOM | S$3,300 |
| Sept 2026 | 850 | 4 ROOM | S$3,300 |
| Sept 2026 | 825 | 4 ROOM | S$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 879 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 · 292 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 687 m · no 2025 Phase 2C ballot
- Northland Primary School · 803 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Jiemin Primary School · 1,536 m · no 2025 Phase 2C ballot
- Huamin Primary School · 1,563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xishan Primary School · 1,960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 879 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Apr 2025 | Blk 879 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$585,000 | S$5,625 psm |
| Jan 2025 | Blk 879 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Sept 2024 | Blk 879 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Jul 2024 | Blk 879 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$570,000 | S$5,481 psm |
| May 2024 | Blk 879 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Apr 2024 | Blk 879 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Mar 2024 | Blk 879 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Jan 2024 | Blk 879 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Jul 2023 | Blk 879 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$420,000 | S$5,000 psm |
| Apr 2023 | Blk 879 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$420,000 | S$5,000 psm |
| Apr 2023 | Blk 879 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$403,000 | S$4,798 psm |
| Jan 2023 | Blk 879 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$423,000 | S$5,036 psm |
| Mar 2022 | Blk 879 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$408,000 | S$4,857 psm |
| Jan 2022 | Blk 879 · 4 ROOM · 10 TO 12 · Simplified · 65 years left excluded: outlier | 84 sqm | S$430,000 | S$5,119 psm |
| Dec 2021 | Blk 879 · 4 ROOM · 07 TO 09 · Simplified · 65 years left excluded: outlier | 84 sqm | S$408,000 | S$4,857 psm |
| Oct 2021 | Blk 879 · 4 ROOM · 07 TO 09 · Simplified · 65 years left excluded: outlier | 84 sqm | S$400,000 | S$4,762 psm |
Showing 17 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 879 · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 879 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 879 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 879 · 4 ROOM | S$2,800 | — |
| Mar 2025 | Blk 879 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 879 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 879 · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 879 · 4 ROOM | S$3,100 | — |
| Dec 2023 | Blk 879 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 879 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 879 · 4 ROOM | S$3,350 | — |
| Jun 2023 | Blk 879 · 4 ROOM | S$2,200 | — |
| May 2023 | Blk 879 · 4 ROOM | S$1,800 | — |
| Apr 2023 | Blk 879 · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 879 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 879 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 879 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 879 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 879 · 4 ROOM | S$1,900 | — |
| Jul 2021 | Blk 879 · 4 ROOM | S$2,450 | — |
| May 2021 | Blk 879 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 879 · 4 ROOM | S$1,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$474,912 | S$524,341 | S$567,871 | S$577,803 |
| 10 years | 49 years | S$450,989 | S$549,753 | S$644,823 | S$667,574 |
| 20 years | 39 years | S$396,468 | S$589,130 | S$810,506 | S$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.