Blk 479A Yishun St 42
Project page · 99-year lease from 2021
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 479A | 13 TO 15 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Feb 2026 | Blk 479A | 04 TO 06 | 47 sqm | S$372,000 | S$7,915 psm | ×0.997 | S$7,892 psm |
| Dec 2025 | Blk 479A | 07 TO 09 | 47 sqm | S$381,000 | S$8,106 psm | ×0.996 | S$8,075 psm |
How accurate is this estimate for Yishun St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Yishun St 42 since.
- Median error
- 2.2%
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.
6.96% gross yield
S$26,400 of rent a year against the estimate above · 0.34 points below flats like it
Homes like this rent for about S$2,200 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 479A | 2 ROOM | S$2,100 |
| Jul 2026 | 479A | 2 ROOM | S$2,200 |
| Jun 2026 | 479A | 2 ROOM | S$2,400 |
| Apr 2026 | 479A | 2 ROOM | S$2,200 |
| Nov 2025 | 479A | 2 ROOM | S$2,350 |
median of 5 HDB rental approvals for 2 ROOM on Yishun St 42 since 2025-10.
Buying or selling at S$379,503?
Buying: Stamp duty on S$379,503 · Cash and CPF needed on S$379,503 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$379,503.
Each opens with this figure filled in; change anything there.
Primary schools near 479a Yishun St 42
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 · 250 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 615 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Xishan Primary School · 1,325 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,804 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,931 m · balloted in 2025 Phase 2C (PRs 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 479A · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Feb 2026 | Blk 479A · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Dec 2025 | Blk 479A · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$381,000 | S$8,106 psm |
| Aug 2025 | Blk 479A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Aug 2025 | Blk 479A · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Jul 2025 | Blk 479A · 2 ROOM · 13 TO 15 · 2-room · 95 years left | 38 sqm | S$378,000 | S$9,947 psm |
| Jul 2025 | Blk 479A · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 47 sqm | S$375,000 | S$7,979 psm |
| May 2025 | Blk 479A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Apr 2025 | Blk 479A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Mar 2025 | Blk 479A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$500,000 | S$7,463 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 479A · 2 ROOM | S$2,100 | — |
| Jul 2026 | Blk 479A · 2 ROOM | S$2,200 | — |
| Jun 2026 | Blk 479A · 2 ROOM | S$2,400 | — |
| Apr 2026 | Blk 479A · 2 ROOM | S$2,200 | — |
| Jan 2026 | Blk 479A · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 479A · 2 ROOM | S$2,350 | — |
| Sept 2025 | Blk 479A · 2 ROOM | S$2,100 | — |
| May 2025 | Blk 479A · 2 ROOM | S$2,400 | — |
| May 2025 | Blk 479A · 2 ROOM | S$2,200 | — |
| May 2025 | Blk 479A · 2 ROOM | S$2,000 | — |
| Feb 2025 | Blk 479A · 2 ROOM | S$2,250 | — |
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 93 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 | 88 years | S$360,794 | S$398,346 | S$431,416 | S$438,961 |
| 10 years | 83 years | S$338,757 | S$412,943 | S$484,353 | S$501,443 |
| 20 years | 73 years | S$298,813 | S$444,021 | S$610,869 | S$654,737 |
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.