Blk 432A Yishun Ave 1
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 432A | 01 TO 03 | 112 sqm | S$638,000 | S$5,696 psm | ×1.000 | S$5,696 psm |
| Jun 2026 | Blk 432A | 01 TO 03 | 112 sqm | S$630,000 | S$5,625 psm | ×1.000 | S$5,625 psm |
| Jun 2026 | Blk 431A | 10 TO 12 | 112 sqm | S$685,000 | S$6,116 psm | ×1.000 | S$6,116 psm |
| May 2026 | Blk 432D | 04 TO 06 | 112 sqm | S$660,000 | S$5,893 psm | ×1.000 | S$5,893 psm |
| May 2026 | Blk 432D | 01 TO 03 | 112 sqm | S$630,000 | S$5,625 psm | ×1.000 | S$5,625 psm |
| Apr 2026 | Blk 432B | 01 TO 03 | 112 sqm | S$625,000 | S$5,580 psm | ×1.000 | S$5,580 psm |
| Mar 2026 | Blk 432D | 13 TO 15 | 112 sqm | S$668,000 | S$5,964 psm | ×0.997 | S$5,947 psm |
| Feb 2026 | Blk 431A | 04 TO 06 | 112 sqm | S$650,000 | S$5,804 psm | ×0.997 | S$5,786 psm |
| Jan 2026 | Blk 432B | 04 TO 06 | 112 sqm | S$690,000 | S$6,161 psm | ×0.997 | S$6,143 psm |
| Jan 2026 | Blk 432B | 04 TO 06 | 112 sqm | S$668,000 | S$5,964 psm | ×0.997 | S$5,947 psm |
| Nov 2025 | Blk 432C | 04 TO 06 | 112 sqm | S$700,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
How accurate is this estimate for Yishun Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Yishun Ave 1 since.
- Median error
- 3.0%
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.
5.82% gross yield
S$38,400 of rent a year against the estimate above · 1.46 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 5 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 |
|---|---|---|---|
| Jun 2026 | 432A | 5 ROOM | S$3,700 |
| Mar 2026 | 432B | 5 ROOM | S$3,200 |
| Jan 2026 | 432C | 5 ROOM | S$3,200 |
| Jan 2026 | 432B | 5 ROOM | S$3,200 |
| Nov 2025 | 431A | 5 ROOM | S$3,100 |
median of 5 HDB rental approvals for 5 ROOM on Yishun Ave 1 since 2025-10.
Buying or selling at S$660,000?
Buying: Stamp duty on S$660,000 · Cash and CPF needed on S$660,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$660,000.
Each opens with this figure filled in; change anything there.
Primary schools near 432a Yishun Ave 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
- Northland Primary School · 653 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 835 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 874 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 895 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Peiying Primary School · 1,679 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,679 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 432A · 5 ROOM · 01 TO 03 · Improved · 88 years left | 112 sqm | S$638,000 | S$5,696 psm |
| Jun 2026 | Blk 432A · 5 ROOM · 01 TO 03 · Improved · 88 years left | 112 sqm | S$630,000 | S$5,625 psm |
| May 2026 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Sept 2025 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Aug 2025 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Feb 2025 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$695,000 | S$6,205 psm |
| Feb 2025 | Blk 432A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$675,000 | S$6,027 psm |
| Dec 2024 | Blk 432A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$689,000 | S$6,152 psm |
| Sept 2024 | Blk 432A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$675,000 | S$6,027 psm |
| Aug 2024 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Apr 2024 | Blk 432A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$660,000 | S$5,893 psm |
| Apr 2024 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Apr 2024 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$635,000 | S$5,670 psm |
| Jan 2024 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 112 sqm | S$610,000 | S$5,446 psm |
| Nov 2023 | Blk 432A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Jun 2023 | Blk 432A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$628,000 | S$5,607 psm |
| Jan 2023 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$502,888 | S$5,466 psm |
| Nov 2022 | Blk 432A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$600,000 | S$5,357 psm |
| Oct 2022 | Blk 432A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Sept 2022 | Blk 432A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Aug 2022 | Blk 432A · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$560,000 | S$5,000 psm |
| May 2022 | Blk 432A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$600,000 | S$5,357 psm |
| Jan 2022 | Blk 432A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$570,000 | S$5,089 psm |
Showing 23 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 432A · 4 ROOM | S$2,800 | — |
| Jun 2026 | Blk 432A · 5 ROOM | S$3,700 | — |
| Aug 2025 | Blk 432A · 4 ROOM | S$3,100 | — |
| Jun 2025 | Blk 432A · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 432A · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 432A · 4 ROOM | S$3,800 | — |
| Apr 2021 | Blk 432A · 4 ROOM | S$1,500 | — |
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$619,688 | S$684,186 | S$740,986 | S$753,945 |
| 10 years | 77 years | S$579,201 | S$706,043 | S$828,139 | S$857,359 |
| 20 years | 67 years | S$524,377 | S$779,196 | S$1,071,992 | S$1,148,974 |
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.