Blk 316A Yishun Ave 9
Project page · 99-year lease from 2015
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 316A | 13 TO 15 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| Apr 2026 | Blk 316A | 10 TO 12 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Jan 2026 | Blk 316A | 07 TO 09 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
How accurate is this estimate for Yishun Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Yishun Ave 9 since.
- Median error
- 1.8%
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.
6.02% gross yield
S$37,800 of rent a year against the estimate above · 0.45 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 315A | 4 ROOM | S$3,250 |
| Sept 2026 | 247 | 4 ROOM | S$2,500 |
| Aug 2026 | 245 | 4 ROOM | S$1,000 |
| Jun 2026 | 317B | 4 ROOM | S$3,300 |
| Jun 2026 | 316C | 4 ROOM | S$3,250 |
| May 2026 | 250 | 4 ROOM | S$3,200 |
| May 2026 | 245 | 4 ROOM | S$2,100 |
| Apr 2026 | 249 | 4 ROOM | S$3,400 |
median of 26 HDB rental approvals for 4 ROOM on Yishun Ave 9 since 2025-10.
Buying or selling at S$628,142?
Buying: Stamp duty on S$628,142 · Cash and CPF needed on S$628,142 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$628,142.
Each opens with this figure filled in; change anything there.
Primary schools near 316a Yishun Ave 9
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 · 438 m · no 2025 Phase 2C ballot
- Huamin Primary School · 572 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 632 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 899 m · no 2025 Phase 2C ballot
1 to 2 km
- Ahmad Ibrahim Primary School · 1,035 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northland Primary School · 1,273 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,423 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,847 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 316A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Jun 2026 | Blk 316A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Apr 2026 | Blk 316A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Jan 2026 | Blk 316A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Dec 2025 | Blk 316A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Aug 2025 | Blk 316A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$621,888 | S$6,760 psm |
| Jul 2025 | Blk 316A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Jul 2025 | Blk 316A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Apr 2025 | Blk 316A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Mar 2025 | Blk 316A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Apr 2024 | Blk 316A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Sept 2023 | Blk 316A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Dec 2022 | Blk 316A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$410,000 | S$6,119 psm |
| May 2022 | Blk 316A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Apr 2022 | Blk 316A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$518,888 | S$5,640 psm |
| Apr 2022 | Blk 316A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Jan 2022 | Blk 316A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Dec 2021 | Blk 316A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$468,000 | S$5,087 psm |
Showing 18 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 316A · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 316A · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 316A · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 316A · 3 ROOM | S$2,200 | — |
| Oct 2024 | Blk 316A · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 316A · 3 ROOM | S$2,200 | — |
| Nov 2023 | Blk 316A · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 316A · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 316A · 3 ROOM | S$1,900 | — |
| Sept 2021 | Blk 316A · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 316A · 3 ROOM | S$1,700 | — |
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 87 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 | 82 years | S$589,776 | S$651,160 | S$705,219 | S$717,552 |
| 10 years | 77 years | S$551,243 | S$671,962 | S$788,165 | S$815,974 |
| 20 years | 67 years | S$499,065 | S$741,584 | S$1,020,247 | S$1,093,513 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.