Blk 424A Yishun Ave 11
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 424A | 01 TO 03 | 47 sqm | S$355,000 | S$7,553 psm | ×1.000 | S$7,553 psm |
| Apr 2026 | Blk 424A | 07 TO 09 | 47 sqm | S$363,000 | S$7,723 psm | ×1.000 | S$7,723 psm |
| Jan 2026 | Blk 424A | 07 TO 09 | 47 sqm | S$363,000 | S$7,723 psm | ×0.997 | S$7,701 psm |
How accurate is this estimate for Yishun Ave 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Yishun Ave 11 since.
- Median error
- 3.7%
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.
7.54% gross yield
S$27,300 of rent a year against the estimate above · 0.34 points above flats like it
Homes like this rent for about S$2,275 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 | 459 | 2 ROOM | S$2,300 |
| Sept 2026 | 438 | 2 ROOM | S$2,250 |
| Aug 2026 | 424B | 2 ROOM | S$2,100 |
| Aug 2026 | 459 | 2 ROOM | S$1,800 |
| Jun 2026 | 424A | 2 ROOM | S$2,500 |
| May 2026 | 424B | 2 ROOM | S$2,100 |
| Apr 2026 | 424B | 2 ROOM | S$2,600 |
| Apr 2026 | 459 | 2 ROOM | S$2,500 |
median of 16 HDB rental approvals for 2 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$361,929?
Buying: Stamp duty on S$361,929 · Cash and CPF needed on S$361,929 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$361,929.
Each opens with this figure filled in; change anything there.
Primary schools near 424a Yishun Ave 11
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
- North View Primary School · 435 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 488 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 776 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,216 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xishan Primary School · 1,415 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,841 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,846 m · no 2025 Phase 2C ballot
- Chongfu School · 1,900 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,967 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 424A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$463,000 | S$6,910 psm |
| Jun 2026 | Blk 424A · 2 ROOM · 01 TO 03 · Model A · 89 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Apr 2026 | Blk 424A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$363,000 | S$7,723 psm |
| Jan 2026 | Blk 424A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$363,000 | S$7,723 psm |
| Aug 2025 | Blk 424A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$462,000 | S$6,896 psm |
| Jul 2025 | Blk 424A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jul 2025 | Blk 424A · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jun 2025 | Blk 424A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$495,000 | S$7,388 psm |
| May 2025 | Blk 424A · 3 ROOM · 01 TO 03 · Model A · 90 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Mar 2025 | Blk 424A · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Nov 2024 | Blk 424A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$461,888 | S$6,894 psm |
| Sept 2024 | Blk 424A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$463,000 | S$6,910 psm |
| Sept 2024 | Blk 424A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Jul 2024 | Blk 424A · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jun 2024 | Blk 424A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$425,000 | S$6,343 psm |
| May 2024 | Blk 424A · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Dec 2023 | Blk 424A · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$318,000 | S$6,766 psm |
| Dec 2023 | Blk 424A · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$308,000 | S$6,553 psm |
| Sept 2023 | Blk 424A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Sept 2023 | Blk 424A · 2 ROOM · 04 TO 06 · 2-room · 91 years left | 47 sqm | S$300,000 | S$6,383 psm |
| May 2023 | Blk 424A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Mar 2023 | Blk 424A · 3 ROOM · 01 TO 03 · Model A · 92 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Mar 2023 | Blk 424A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$305,000 | S$6,489 psm |
| Dec 2022 | Blk 424A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Oct 2022 | Blk 424A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Aug 2022 | Blk 424A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$298,000 | S$6,340 psm |
| Aug 2022 | Blk 424A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Jan 2022 | Blk 424A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Jan 2022 | Blk 424A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$293,000 | S$6,234 psm |
| Jan 2022 | Blk 424A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$280,000 | S$5,957 psm |
Showing 30 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 424A · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 424A · 2 ROOM | S$2,500 | — |
| Dec 2025 | Blk 424A · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 424A · 2 ROOM | S$2,400 | — |
| Apr 2025 | Blk 424A · 2 ROOM | S$2,400 | — |
| Nov 2024 | Blk 424A · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 424A · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 424A · 2 ROOM | S$2,350 | — |
| Aug 2023 | Blk 424A · 3 ROOM | S$2,200 | — |
| Jul 2023 | Blk 424A · 2 ROOM | S$2,500 | — |
| Feb 2023 | Blk 424A · 2 ROOM | S$2,600 | — |
| Aug 2022 | Blk 424A · 2 ROOM | S$1,600 | — |
| Jan 2022 | Blk 424A · 2 ROOM | S$1,500 | — |
| Dec 2021 | Blk 424A · 2 ROOM | S$1,450 | — |
| Feb 2021 | Blk 424A · 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$339,823 | S$375,192 | S$406,340 | S$413,446 |
| 10 years | 77 years | S$317,621 | S$387,178 | S$454,133 | S$470,156 |
| 20 years | 67 years | S$287,556 | S$427,294 | S$587,856 | S$630,071 |
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.