Blk 428A Yishun Ave 11
Project page · 99-year lease from 2015
Based on 11 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 426D | 10 TO 12 | 112 sqm | S$690,000 | S$6,161 psm | ×1.000 | S$6,161 psm |
| Jul 2026 | Blk 428B | 07 TO 09 | 112 sqm | S$670,000 | S$5,982 psm | ×1.000 | S$5,982 psm |
| Jun 2026 | Blk 426A | 04 TO 06 | 112 sqm | S$675,000 | S$6,027 psm | ×1.000 | S$6,027 psm |
| Jun 2026 | Blk 428B | 13 TO 15 | 112 sqm | S$700,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Jun 2026 | Blk 428A | 13 TO 15 | 112 sqm | S$690,000 | S$6,161 psm | ×1.000 | S$6,161 psm |
| Jun 2026 | Blk 426D | 10 TO 12 | 112 sqm | S$725,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| May 2026 | Blk 348A | 04 TO 06 | 112 sqm | S$895,000 | S$7,991 psm | ×1.000 | S$7,991 psm |
| May 2026 | Blk 428B | 04 TO 06 | 112 sqm | S$655,000 | S$5,848 psm | ×1.000 | S$5,848 psm |
| Mar 2026 | Blk 426D | 07 TO 09 | 112 sqm | S$690,888 | S$6,169 psm | ×0.997 | S$6,150 psm |
| Jan 2026 | Blk 426A | 10 TO 12 | 112 sqm | S$700,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Nov 2025 | Blk 426D | 13 TO 15 | 112 sqm | S$693,888 | S$6,195 psm | ×0.996 | S$6,171 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.
5.91% gross yield
S$40,800 of rent a year against the estimate above · 1.55 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 346 | 5 ROOM | S$2,200 |
| May 2026 | 347A | 5 ROOM | S$3,700 |
| Apr 2026 | 348B | 5 ROOM | S$4,000 |
| Mar 2026 | 416 | 5 ROOM | S$3,650 |
| Feb 2026 | 349 | 5 ROOM | S$3,800 |
| Feb 2026 | 346 | 5 ROOM | S$3,100 |
| Feb 2026 | 343 | 5 ROOM | S$2,900 |
| Nov 2025 | 428B | 5 ROOM | S$3,200 |
median of 9 HDB rental approvals for 5 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$690,000?
Buying: Stamp duty on S$690,000 · Cash and CPF needed on S$690,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,000.
Each opens with this figure filled in; change anything there.
Primary schools near 428a 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
- Huamin Primary School · 515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 516 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 690 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,115 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xishan Primary School · 1,423 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,763 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,835 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,889 m · no 2025 Phase 2C ballot
- Chongfu School · 1,940 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 428A · 5 ROOM · 13 TO 15 · Improved · 88 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Apr 2026 | Blk 428A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jan 2026 | Blk 428A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Feb 2025 | Blk 428A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Oct 2024 | Blk 428A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Mar 2024 | Blk 428A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$663,000 | S$5,920 psm |
| Feb 2024 | Blk 428A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$650,000 | S$5,804 psm |
| Jan 2024 | Blk 428A · 5 ROOM · 01 TO 03 · Improved · 90 years left | 112 sqm | S$595,000 | S$5,313 psm |
| Nov 2023 | Blk 428A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$543,000 | S$5,902 psm |
| Oct 2023 | Blk 428A · 5 ROOM · 01 TO 03 · Improved · 91 years left | 112 sqm | S$580,000 | S$5,179 psm |
| Oct 2023 | Blk 428A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$508,000 | S$5,522 psm |
| Jul 2023 | Blk 428A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Mar 2023 | Blk 428A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 112 sqm | S$590,000 | S$5,268 psm |
| Mar 2023 | Blk 428A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Sept 2022 | Blk 428A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$618,000 | S$5,518 psm |
| Aug 2022 | Blk 428A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$575,000 | S$5,134 psm |
| Jun 2022 | Blk 428A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$450,000 | S$4,891 psm |
| May 2022 | Blk 428A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Apr 2022 | Blk 428A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$455,000 | S$4,946 psm |
| Mar 2022 | Blk 428A · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$528,000 | S$4,714 psm |
| Dec 2021 | Blk 428A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$555,000 | S$4,955 psm |
| Dec 2021 | Blk 428A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$457,888 | S$4,977 psm |
| Nov 2021 | Blk 428A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$524,000 | S$4,679 psm |
Showing 23 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 428A · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 428A · 5 ROOM | S$3,450 | — |
| Dec 2024 | Blk 428A · 5 ROOM | S$2,600 | — |
| Mar 2024 | Blk 428A · 5 ROOM | S$3,450 | — |
| May 2023 | Blk 428A · 4 ROOM | S$3,700 | — |
| Mar 2023 | Blk 428A · 5 ROOM | S$3,600 | — |
| Jan 2022 | Blk 428A · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 428A · 5 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 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$647,855 | S$715,284 | S$774,667 | S$788,215 |
| 10 years | 77 years | S$605,528 | S$738,135 | S$865,781 | S$896,329 |
| 20 years | 67 years | S$548,212 | S$814,613 | S$1,120,718 | S$1,201,199 |
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.