Blk 507A Yishun Ave 4
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 507A | 04 TO 06 | 93 sqm | S$568,000 | S$6,108 psm | ×1.000 | S$6,108 psm |
| Aug 2026 | Blk 507A | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Dec 2025 | Blk 507A | 10 TO 12 | 93 sqm | S$668,888 | S$7,192 psm | ×0.996 | S$7,164 psm |
How accurate is this estimate for Yishun Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 152 sales in Yishun Ave 4 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.
5.90% gross yield
S$37,200 of rent a year against the estimate above · 0.57 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 47 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 | 663 | 4 ROOM | S$3,000 |
| Sept 2026 | 864 | 4 ROOM | S$3,000 |
| Sept 2026 | 655 | 4 ROOM | S$2,400 |
| Aug 2026 | 674A | 4 ROOM | S$3,100 |
| Jul 2026 | 672C | 4 ROOM | S$3,400 |
| Jul 2026 | 662 | 4 ROOM | S$3,300 |
| Jul 2026 | 663 | 4 ROOM | S$3,200 |
| Jul 2026 | 660 | 4 ROOM | S$3,200 |
median of 47 HDB rental approvals for 4 ROOM on Yishun Ave 4 since 2025-10.
Buying or selling at S$630,000?
Buying: Stamp duty on S$630,000 · Cash and CPF needed on S$630,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$630,000.
Each opens with this figure filled in; change anything there.
Primary schools near 507a Yishun Ave 4
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
- Naval Base Primary School · 70 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Huamin Primary School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,593 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,658 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,857 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 507A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Aug 2026 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Aug 2026 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Dec 2025 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$668,888 | S$7,192 psm |
| Dec 2025 | Blk 507A · 3 ROOM · 10 TO 12 · Model A · 91 years left excluded: outlier | 68 sqm | S$430,000 | S$6,324 psm |
| May 2025 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Mar 2025 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2024 | Blk 507A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Oct 2024 | Blk 507A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Sept 2024 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| May 2024 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Apr 2024 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$542,888 | S$5,838 psm |
| Feb 2024 | Blk 507A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2024 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Oct 2023 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jul 2023 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Apr 2023 | Blk 507A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2023 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Oct 2022 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$505,000 | S$5,430 psm |
| Jun 2022 | Blk 507A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jan 2022 | Blk 507A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Nov 2021 | Blk 507A · 4 ROOM · 04 TO 06 · Model A · 96 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Nov 2021 | Blk 507A · 4 ROOM · 07 TO 09 · Model A · 96 years left | 93 sqm | S$510,000 | S$5,484 psm |
Showing 23 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 507A · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 507A · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 507A · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 507A · 3 ROOM | S$2,400 | — |
| Nov 2024 | Blk 507A · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 507A · 4 ROOM | S$2,100 | — |
| Jun 2024 | Blk 507A · 3 ROOM | S$2,400 | — |
| Feb 2024 | Blk 507A · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 507A · 4 ROOM | S$3,500 | — |
| Jun 2022 | Blk 507A · 3 ROOM | S$2,400 | — |
| Apr 2022 | Blk 507A · 4 ROOM | S$3,000 | — |
| Mar 2022 | Blk 507A · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 507A · 4 ROOM | S$3,050 | — |
| Jan 2022 | Blk 507A · 4 ROOM | S$3,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 85 years | S$598,941 | S$661,280 | S$716,179 | S$728,704 |
| 10 years | 80 years | S$562,359 | S$685,512 | S$804,058 | S$832,428 |
| 20 years | 70 years | S$496,050 | S$737,104 | S$1,014,083 | S$1,086,906 |
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.