Blk 335A Yishun St 31
Project page · 99-year lease from 2015
Based on 9 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 333D | 07 TO 09 | 67 sqm | S$497,000 | S$7,418 psm | ×1.000 | S$7,418 psm |
| Aug 2026 | Blk 335A | 10 TO 12 | 67 sqm | S$490,000 | S$7,313 psm | ×1.000 | S$7,313 psm |
| Jul 2026 | Blk 336A | 04 TO 06 | 67 sqm | S$465,000 | S$6,940 psm | ×1.000 | S$6,940 psm |
| Jul 2026 | Blk 334A | 07 TO 09 | 67 sqm | S$505,000 | S$7,537 psm | ×1.000 | S$7,537 psm |
| Apr 2026 | Blk 335B | 04 TO 06 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| Mar 2026 | Blk 336A | 07 TO 09 | 67 sqm | S$460,000 | S$6,866 psm | ×0.997 | S$6,845 psm |
| Mar 2026 | Blk 333B | 07 TO 09 | 67 sqm | S$495,000 | S$7,388 psm | ×0.997 | S$7,366 psm |
| Jan 2026 | Blk 335A | 13 TO 15 | 67 sqm | S$490,000 | S$7,313 psm | ×0.997 | S$7,292 psm |
| Dec 2025 | Blk 334A | 07 TO 09 | 67 sqm | S$486,000 | S$7,254 psm | ×0.996 | S$7,225 psm |
How accurate is this estimate for Yishun St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Yishun St 31 since.
- Median error
- 1.9%
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.
6.63% gross yield
S$32,400 of rent a year against the estimate above · 0.59 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 336A | 3 ROOM | S$2,800 |
| Aug 2026 | 336A | 3 ROOM | S$2,550 |
| May 2026 | 335B | 3 ROOM | S$3,000 |
| Apr 2026 | 333D | 3 ROOM | S$2,000 |
| Jan 2026 | 334A | 3 ROOM | S$2,700 |
| Nov 2025 | 333D | 3 ROOM | S$2,700 |
median of 6 HDB rental approvals for 3 ROOM on Yishun St 31 since 2025-10.
Buying or selling at S$488,555?
Buying: Stamp duty on S$488,555 · Cash and CPF needed on S$488,555 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$488,555.
Each opens with this figure filled in; change anything there.
Primary schools near 335a Yishun St 31
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
- Huamin Primary School · 549 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 630 m · no 2025 Phase 2C ballot
- North View Primary School · 682 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yishun Primary School · 1,091 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,228 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,306 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,595 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,902 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 335A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Aug 2026 | Blk 335A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Apr 2026 | Blk 335A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Mar 2026 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 89 years left excluded: outlier | 67 sqm | S$508,888 | S$7,595 psm |
| Jan 2026 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Aug 2025 | Blk 335A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Mar 2025 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jan 2025 | Blk 335A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Dec 2024 | Blk 335A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$468,000 | S$6,985 psm |
| Aug 2024 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$462,000 | S$6,896 psm |
| Jun 2024 | Blk 335A · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$415,000 | S$6,194 psm |
| Jan 2024 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$432,000 | S$6,448 psm |
| Aug 2023 | Blk 335A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Feb 2023 | Blk 335A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Dec 2022 | Blk 335A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Aug 2022 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$402,000 | S$6,000 psm |
| Jun 2022 | Blk 335A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$380,000 | S$5,672 psm |
| May 2022 | Blk 335A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Mar 2022 | Blk 335A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$402,888 | S$6,013 psm |
| Nov 2021 | Blk 335A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$493,888 | S$5,368 psm |
| Nov 2021 | Blk 335A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$462,000 | S$5,022 psm |
Showing 21 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2024 | Blk 335A · 4 ROOM | S$2,650 | — |
| Apr 2023 | Blk 335A · 4 ROOM | S$2,650 | — |
| Apr 2022 | Blk 335A · 4 ROOM | S$2,450 | — |
| Dec 2021 | Blk 335A · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 335A · 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 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$458,714 | S$506,458 | S$548,503 | S$558,096 |
| 10 years | 77 years | S$428,744 | S$522,637 | S$613,017 | S$634,646 |
| 20 years | 67 years | S$388,162 | S$576,788 | S$793,525 | S$850,510 |
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.