Blk 928 Yishun Ctrl 1
Project page · 99-year lease from 1993
Based on 6 sales in this street, last 24 months. Search widened 2 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 927 | 04 TO 06 | 123 sqm | S$800,000 | S$6,504 psm | ×1.000 | S$6,504 psm |
| Sept 2026 | Blk 932 | 07 TO 09 | 123 sqm | S$870,000 | S$7,073 psm | ×1.000 | S$7,073 psm |
| Jun 2025 | Blk 935 | 10 TO 12 | 125 sqm | S$850,000 | S$6,800 psm | ×1.000 | S$6,797 psm |
| Mar 2025 | Blk 932 | 04 TO 06 | 122 sqm | S$783,899 | S$6,425 psm | ×1.009 | S$6,483 psm |
| Jan 2025 | Blk 927 | 04 TO 06 | 122 sqm | S$795,000 | S$6,516 psm | ×1.009 | S$6,575 psm |
| Dec 2024 | Blk 932 | 01 TO 03 | 122 sqm | S$788,000 | S$6,459 psm | ×1.025 | S$6,619 psm |
How accurate is this estimate for Yishun Ctrl 1?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.32% gross yield
S$43,200 of rent a year against the estimate above · 0.36 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 5 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 |
|---|---|---|---|
| Aug 2026 | 927 | 5 ROOM | S$3,500 |
| May 2026 | 932 | 5 ROOM | S$3,600 |
| Mar 2026 | 928 | 5 ROOM | S$3,800 |
| Jan 2026 | 926 | 5 ROOM | S$3,300 |
| Nov 2025 | 935 | 5 ROOM | S$3,600 |
median of 5 HDB rental approvals for 5 ROOM on Yishun Ctrl 1 since 2025-10.
Buying or selling at S$811,411?
Buying: Stamp duty on S$811,411 · Cash and CPF needed on S$811,411 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$811,411.
Each opens with this figure filled in; change anything there.
Primary schools near 928 Yishun Ctrl 1
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
- Xishan Primary School · 543 m · no 2025 Phase 2C ballot
- Huamin Primary School · 653 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 684 m · no 2025 Phase 2C ballot
- Northland Primary School · 691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 707 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 784 m · no 2025 Phase 2C ballot
1 to 2 km
- Peiying Primary School · 1,020 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Naval Base Primary School · 1,098 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- North View Primary School · 1,175 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,199 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 928 · 4 ROOM · 07 TO 09 · Model A · 67 years left | 103 sqm | S$650,000 | S$6,311 psm |
| Jan 2022 | Blk 928 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 123 sqm | S$600,000 | S$4,878 psm |
Showing 2 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 928 · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 928 · 5 ROOM | S$3,800 | — |
| May 2024 | Blk 928 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 928 · 5 ROOM | S$3,800 | — |
| May 2022 | Blk 928 · 4 ROOM | S$2,800 | — |
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 65 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 | 60 years | S$786,077 | S$867,893 | S$939,945 | S$956,383 |
| 10 years | 55 years | S$758,403 | S$924,490 | S$1,084,362 | S$1,122,622 |
| 20 years | 45 years | S$687,502 | S$1,021,591 | S$1,405,471 | S$1,506,400 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.