Blk 462A Yishun Ave 6
Project page · 99-year lease from 2019
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$580,000 | S$6,237 psm | ×1.000 | S$6,237 psm |
| Jun 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$586,000 | S$6,301 psm | ×1.000 | S$6,301 psm |
| Jan 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$560,000 | S$6,022 psm | ×0.997 | S$6,004 psm |
How accurate is this estimate for Yishun Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 70 sales in Yishun Ave 6 since.
- Median error
- 3.5%
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.
6.21% gross yield
S$36,000 of rent a year against the estimate above · 0.88 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 433 | 4 ROOM | S$3,000 |
| Sept 2026 | 404 | 4 ROOM | S$2,500 |
| Aug 2026 | 399 | 4 ROOM | S$3,200 |
| Aug 2026 | 407 | 4 ROOM | S$3,100 |
| Aug 2026 | 433 | 4 ROOM | S$3,100 |
| Aug 2026 | 289 | 4 ROOM | S$2,950 |
| Aug 2026 | 401 | 4 ROOM | S$2,900 |
| Aug 2026 | 433 | 4 ROOM | S$2,800 |
median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 6 since 2025-10.
Buying or selling at S$580,000?
Buying: Stamp duty on S$580,000 · Cash and CPF needed on S$580,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,000.
Each opens with this figure filled in; change anything there.
Primary schools near 462a Yishun Ave 6
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 · 81 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 543 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northland Primary School · 1,188 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,347 m · no 2025 Phase 2C ballot
- Chongfu School · 1,630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,719 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Yishun Primary School · 1,822 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jul 2026 | Blk 462A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jun 2026 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$586,000 | S$6,301 psm |
| May 2026 | Blk 462A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Apr 2026 | Blk 462A · 3 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 68 sqm | S$450,000 | S$6,618 psm |
| Jan 2026 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2026 | Blk 462A · 2 ROOM · 10 TO 12 · 2-room · 93 years left | 38 sqm | S$360,000 | S$9,474 psm |
| Aug 2025 | Blk 462A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Aug 2025 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$565,888 | S$6,085 psm |
| Jul 2025 | Blk 462A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Jan 2025 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jan 2025 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$635,888 | S$6,838 psm |
| Jan 2025 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Dec 2024 | Blk 462A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Nov 2024 | Blk 462A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Oct 2024 | Blk 462A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2024 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Aug 2024 | Blk 462A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Aug 2024 | Blk 462A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jun 2024 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$570,888 | S$6,139 psm |
| Jun 2024 | Blk 462A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Mar 2024 | Blk 462A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2024 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$551,000 | S$5,925 psm |
| Feb 2024 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Feb 2024 | Blk 462A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Jan 2024 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2024 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Jan 2024 | Blk 462A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$442,000 | S$6,500 psm |
| Dec 2023 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Dec 2023 | Blk 462A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Nov 2023 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Nov 2023 | Blk 462A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Nov 2023 | Blk 462A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$312,000 | S$6,638 psm |
| Oct 2023 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Oct 2023 | Blk 462A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Oct 2023 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Sept 2023 | Blk 462A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$563,000 | S$6,054 psm |
| Sept 2023 | Blk 462A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Sept 2023 | Blk 462A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$335,000 | S$7,128 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 462A · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 462A · 2 ROOM | S$1,200 | — |
| Mar 2026 | Blk 462A · 2 ROOM | S$2,500 | — |
| Feb 2026 | Blk 462A · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 462A · 2 ROOM | S$2,400 | — |
| Feb 2026 | Blk 462A · 2 ROOM | S$2,250 | — |
| Oct 2025 | Blk 462A · 2 ROOM | S$2,200 | — |
| Apr 2025 | Blk 462A · 2 ROOM | S$1,200 | — |
| Mar 2025 | Blk 462A · 2 ROOM | S$2,400 | — |
| Jan 2025 | Blk 462A · 2 ROOM | S$2,200 | — |
| Sept 2024 | Blk 462A · 2 ROOM | S$2,050 | — |
| Apr 2024 | Blk 462A · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 462A · 2 ROOM | S$2,350 | — |
| Apr 2024 | Blk 462A · 2 ROOM | S$1,200 | — |
| Oct 2023 | Blk 462A · 2 ROOM | S$2,800 | — |
| Sept 2023 | Blk 462A · 4 ROOM | S$2,200 | — |
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 91 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 | 86 years | S$551,407 | S$608,798 | S$659,339 | S$670,871 |
| 10 years | 81 years | S$517,727 | S$631,107 | S$740,244 | S$766,363 |
| 20 years | 71 years | S$456,681 | S$678,604 | S$933,600 | S$1,000,644 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.