homequant
HDB · 761502

Blk 502A Yishun St 51

Project page · 99-year lease from 2018

Indicative value range
S$578,888 – S$619,415
Indicative mid S$598,495 · S$6,505 psm

Based on 53 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 505D04 TO 0693 sqmS$545,000S$5,860 psm×1.000S$5,860 psm
Oct 2026Blk 505A04 TO 0692 sqmS$581,000S$6,315 psm×1.000S$6,315 psm
Sept 2026Blk 502A04 TO 0692 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Sept 2026Blk 512B10 TO 1293 sqmS$600,000S$6,452 psm×1.000S$6,452 psm
Sept 2026Blk 505C07 TO 0992 sqmS$578,888S$6,292 psm×1.000S$6,292 psm
Sept 2026Blk 512B07 TO 0993 sqmS$628,000S$6,753 psm×1.000S$6,753 psm
Sept 2026Blk 504C04 TO 0693 sqmS$582,888S$6,268 psm×1.000S$6,268 psm
Aug 2026Blk 511B07 TO 0993 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Aug 2026Blk 512B10 TO 1293 sqmS$592,000S$6,366 psm×1.000S$6,366 psm
Aug 2026Blk 502C13 TO 1592 sqmS$638,000S$6,935 psm×1.000S$6,935 psm
Aug 2026Blk 505D07 TO 0992 sqmS$590,000S$6,413 psm×1.000S$6,413 psm
Aug 2026Blk 504D10 TO 1293 sqmS$595,000S$6,398 psm×1.000S$6,398 psm
Aug 2026Blk 502C04 TO 0692 sqmS$620,888S$6,749 psm×1.000S$6,749 psm
Aug 2026Blk 513C04 TO 0693 sqmS$570,000S$6,129 psm×1.000S$6,129 psm
Aug 2026Blk 511B13 TO 1593 sqmS$618,000S$6,645 psm×1.000S$6,645 psm
Aug 2026Blk 513D13 TO 1593 sqmS$638,898S$6,870 psm×1.000S$6,870 psm
Aug 2026Blk 512C13 TO 1593 sqmS$615,000S$6,613 psm×1.000S$6,613 psm
Jul 2026Blk 505A07 TO 0992 sqmS$548,000S$5,957 psm×1.000S$5,957 psm
Jul 2026Blk 513C10 TO 1293 sqmS$642,000S$6,903 psm×1.000S$6,903 psm
Jul 2026Blk 502A07 TO 0992 sqmS$640,000S$6,957 psm×1.000S$6,957 psm
Jul 2026Blk 504D13 TO 1592 sqmS$630,000S$6,848 psm×1.000S$6,848 psm
Jul 2026Blk 513A04 TO 0693 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Jul 2026Blk 512A07 TO 0993 sqmS$548,000S$5,892 psm×1.000S$5,892 psm
Jul 2026Blk 512B10 TO 1293 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Jul 2026Blk 504D07 TO 0993 sqmS$588,000S$6,323 psm×1.000S$6,323 psm
Jul 2026Blk 511A01 TO 0393 sqmS$555,000S$5,968 psm×1.000S$5,968 psm
Jun 2026Blk 501A04 TO 0692 sqmS$616,888S$6,705 psm×1.000S$6,705 psm
Jun 2026Blk 504C10 TO 1292 sqmS$620,000S$6,739 psm×1.000S$6,739 psm
Jun 2026Blk 504D10 TO 1292 sqmS$622,000S$6,761 psm×1.000S$6,761 psm
Jun 2026Blk 512C07 TO 0993 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Jun 2026Blk 501A07 TO 0992 sqmS$655,800S$7,128 psm×1.000S$7,128 psm
Apr 2026Blk 511A04 TO 0693 sqmS$590,000S$6,344 psm×1.000S$6,344 psm
Apr 2026Blk 511A10 TO 1293 sqmS$605,000S$6,505 psm×1.000S$6,505 psm
Apr 2026Blk 505D04 TO 0693 sqmS$565,000S$6,075 psm×1.000S$6,075 psm
Apr 2026Blk 505B07 TO 0992 sqmS$545,000S$5,924 psm×1.000S$5,924 psm
Mar 2026Blk 511B04 TO 0693 sqmS$590,000S$6,344 psm×0.997S$6,325 psm
Mar 2026Blk 513C10 TO 1293 sqmS$620,000S$6,667 psm×0.997S$6,647 psm
Mar 2026Blk 513C13 TO 1593 sqmS$648,888S$6,977 psm×0.997S$6,957 psm
Feb 2026Blk 504C13 TO 1593 sqmS$622,000S$6,688 psm×0.997S$6,668 psm
Feb 2026Blk 505D07 TO 0992 sqmS$580,000S$6,304 psm×0.997S$6,286 psm
Feb 2026Blk 501A10 TO 1292 sqmS$638,000S$6,935 psm×0.997S$6,914 psm
Feb 2026Blk 502C10 TO 1292 sqmS$620,000S$6,739 psm×0.997S$6,719 psm
Feb 2026Blk 513A10 TO 1293 sqmS$618,000S$6,645 psm×0.997S$6,626 psm
Jan 2026Blk 504B04 TO 0693 sqmS$585,000S$6,290 psm×0.997S$6,272 psm
Jan 2026Blk 512B10 TO 1293 sqmS$628,000S$6,753 psm×0.997S$6,733 psm
Jan 2026Blk 511A07 TO 0993 sqmS$602,000S$6,473 psm×0.997S$6,454 psm
Jan 2026Blk 511A01 TO 0393 sqmS$580,000S$6,237 psm×0.997S$6,218 psm
Jan 2026Blk 501A04 TO 0692 sqmS$555,000S$6,033 psm×0.997S$6,015 psm
Dec 2025Blk 513C07 TO 0993 sqmS$620,000S$6,667 psm×0.996S$6,640 psm
Dec 2025Blk 505D10 TO 1292 sqmS$625,000S$6,793 psm×0.996S$6,767 psm
Dec 2025Blk 512A07 TO 0993 sqmS$590,000S$6,344 psm×0.996S$6,319 psm
Dec 2025Blk 504A07 TO 0993 sqmS$605,000S$6,505 psm×0.996S$6,480 psm
Nov 2025Blk 511B10 TO 1293 sqmS$575,000S$6,183 psm×0.996S$6,159 psm

How accurate is this estimate for Yishun St 51?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 101 sales in Yishun St 51 since.

Median error
2.5%

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.

6.32% gross yield

S$37,800 of rent a year against the estimate above · 0.99 points above flats like it

Homes like this rent for about S$3,150 a month, the middle of 28 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

ApprovedBlockFlatRent a month
Sept 2026513B4 ROOMS$3,150
Aug 2026504B4 ROOMS$3,200
Aug 2026505C4 ROOMS$3,200
Jul 2026513B4 ROOMS$3,250
Jul 2026512B4 ROOMS$3,250
Jul 2026511A4 ROOMS$3,200
Jul 2026504D4 ROOMS$3,000
Jun 2026513D4 ROOMS$3,100

median of 28 HDB rental approvals for 4 ROOM on Yishun St 51 since 2025-10.

Buying or selling at S$598,495?

Buying: Stamp duty on S$598,495 · Cash and CPF needed on S$598,495 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$598,495.

Each opens with this figure filled in; change anything there.

Primary schools near 502a Yishun St 51

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 90 years left
92 sqmS$580,000S$6,304 psm
Jul 2026
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 91 years left
92 sqmS$640,000S$6,957 psm
Jul 2026
Blk 502A · 3 ROOM · 04 TO 06 · Model A · 91 years left
67 sqmS$477,000S$7,119 psm
Oct 2024
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$628,000S$6,826 psm
Jul 2024
Blk 502A · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$618,888S$6,727 psm
Jun 2024
Blk 502A · 3 ROOM · 07 TO 09 · Model A · 93 years left
67 sqmS$470,000S$7,015 psm
Feb 2024
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$590,000S$6,413 psm
Feb 2024
Blk 502A · 3 ROOM · 01 TO 03 · Model A · 93 years left
67 sqmS$438,000S$6,537 psm
Jan 2024
Blk 502A · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$582,888S$6,336 psm
Jan 2024
Blk 502A · 3 ROOM · 07 TO 09 · Model A · 93 years left
67 sqmS$438,000S$6,537 psm
Nov 2023
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$560,000S$6,087 psm
Oct 2023
Blk 502A · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$571,888S$6,216 psm
Aug 2023
Blk 502A · 3 ROOM · 13 TO 15 · Model A · 94 years left
67 sqmS$440,000S$6,567 psm
Jun 2023
Blk 502A · 3 ROOM · 07 TO 09 · Model A · 94 years left
67 sqmS$455,000S$6,791 psm
Feb 2023
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 94 years left
92 sqmS$525,000S$5,707 psm
Feb 2023
Blk 502A · 4 ROOM · 01 TO 03 · Model A · 94 years left
92 sqmS$522,000S$5,674 psm
Feb 2023
Blk 502A · 3 ROOM · 07 TO 09 · Model A · 94 years left
67 sqmS$415,000S$6,194 psm
Feb 2023
Blk 502A · 3 ROOM · 04 TO 06 · Model A · 94 years left
67 sqmS$408,000S$6,090 psm
Dec 2022
Blk 502A · 3 ROOM · 01 TO 03 · Model A · 94 years left
67 sqmS$416,000S$6,209 psm
Nov 2022
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 94 years left
92 sqmS$550,000S$5,978 psm
Sept 2022
Blk 502A · 3 ROOM · 13 TO 15 · Model A · 94 years left
67 sqmS$445,000S$6,642 psm
Jul 2022
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$552,800S$6,009 psm
Jun 2022
Blk 502A · 4 ROOM · 01 TO 03 · Model A · 95 years left
92 sqmS$525,000S$5,707 psm
May 2022
Blk 502A · 4 ROOM · 01 TO 03 · Model A · 95 years left
92 sqmS$520,000S$5,652 psm
May 2022
Blk 502A · 3 ROOM · 01 TO 03 · Model A · 95 years left
67 sqmS$395,000S$5,896 psm
Apr 2022
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$520,000S$5,652 psm
Apr 2022
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$498,000S$5,413 psm
Apr 2022
Blk 502A · 3 ROOM · 10 TO 12 · Model A · 95 years left
67 sqmS$418,000S$6,239 psm
Mar 2022
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$498,000S$5,413 psm
Mar 2022
Blk 502A · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$495,000S$5,380 psm
Mar 2022
Blk 502A · 3 ROOM · 07 TO 09 · Model A · 95 years left
67 sqmS$410,000S$6,119 psm
Mar 2022
Blk 502A · 3 ROOM · 01 TO 03 · Model A · 95 years left
67 sqmS$392,000S$5,851 psm
Jan 2022
Blk 502A · 3 ROOM · 04 TO 06 · Model A · 95 years left
67 sqmS$395,000S$5,896 psm
Dec 2021
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$525,000S$5,707 psm
Dec 2021
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$515,000S$5,598 psm
Dec 2021
Blk 502A · 3 ROOM · 13 TO 15 · Model A · 95 years left
67 sqmS$400,000S$5,970 psm
Nov 2021
Blk 502A · 4 ROOM · 10 TO 12 · Model A · 95 years left
92 sqmS$540,000S$5,870 psm
Nov 2021
Blk 502A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$475,000S$5,163 psm

Sale prices as filed in caveats.

Where the lease takes this

About 90 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years85 yearsS$568,990S$628,211S$680,364S$692,263
10 years80 yearsS$534,236S$651,231S$763,849S$790,800
20 years70 yearsS$471,244S$700,243S$963,371S$1,032,553

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.