Blk 672A 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 672A | 04 TO 06 | 47 sqm | S$362,000 | S$7,702 psm | ×1.000 | S$7,702 psm |
| Feb 2026 | Blk 672A | 07 TO 09 | 47 sqm | S$380,000 | S$8,085 psm | ×0.997 | S$8,061 psm |
| Jan 2026 | Blk 672A | 10 TO 12 | 47 sqm | S$378,000 | S$8,043 psm | ×0.997 | S$8,019 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.
7.64% gross yield
S$28,800 of rent a year against the estimate above · 0.34 points above flats like it
Homes like this rent for about S$2,400 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 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 |
|---|---|---|---|
| Sept 2026 | 675A | 2 ROOM | S$2,300 |
| Sept 2026 | 672A | 2 ROOM | S$2,200 |
| Aug 2026 | 675B | 2 ROOM | S$2,500 |
| Jul 2026 | 672A | 2 ROOM | S$2,500 |
| Jul 2026 | 675A | 2 ROOM | S$2,400 |
| Jul 2026 | 675D | 2 ROOM | S$1,850 |
| Jun 2026 | 675B | 2 ROOM | S$2,400 |
| Jun 2026 | 672A | 2 ROOM | S$2,200 |
median of 28 HDB rental approvals for 2 ROOM on Yishun Ave 4 since 2025-10.
Buying or selling at S$376,885?
Buying: Stamp duty on S$376,885 · Cash and CPF needed on S$376,885 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$376,885.
Each opens with this figure filled in; change anything there.
Primary schools near 672a 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
- Northland Primary School · 231 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 340 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Huamin Primary School · 894 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Peiying Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North View Primary School · 1,182 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,495 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,498 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,743 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,813 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$362,000 | S$7,702 psm |
| Feb 2026 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jan 2026 | Blk 672A · 3 ROOM · 10 TO 12 · Model A · 91 years left | 68 sqm | S$528,000 | S$7,765 psm |
| Jan 2026 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 91 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Nov 2025 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 38 sqm | S$355,888 | S$9,365 psm |
| Oct 2025 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Aug 2025 | Blk 672A · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Jul 2025 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Jul 2025 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Jul 2025 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jun 2025 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jul 2024 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$328,000 | S$8,632 psm |
| Apr 2024 | Blk 672A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Dec 2023 | Blk 672A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Dec 2023 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Nov 2023 | Blk 672A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 38 sqm | S$300,000 | S$7,895 psm |
| Oct 2023 | Blk 672A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Oct 2023 | Blk 672A · 2 ROOM · 01 TO 03 · 2-room · 93 years left | 38 sqm | S$318,000 | S$8,368 psm |
| Sept 2023 | Blk 672A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$442,000 | S$6,500 psm |
| Jul 2023 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Jun 2023 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$338,000 | S$7,191 psm |
| May 2023 | Blk 672A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$440,000 | S$6,471 psm |
| May 2023 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 38 sqm | S$300,000 | S$7,895 psm |
| Apr 2023 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Mar 2023 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Feb 2023 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Feb 2023 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$312,000 | S$6,638 psm |
| Jan 2023 | Blk 672A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Dec 2022 | Blk 672A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$448,000 | S$6,588 psm |
| Nov 2022 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Oct 2022 | Blk 672A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$308,000 | S$6,553 psm |
| Sept 2022 | Blk 672A · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 38 sqm | S$295,000 | S$7,763 psm |
| Aug 2022 | Blk 672A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Aug 2022 | Blk 672A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Aug 2022 | Blk 672A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Jul 2022 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| May 2022 | Blk 672A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$390,000 | S$5,735 psm |
| Apr 2022 | Blk 672A · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 38 sqm | S$285,000 | S$7,500 psm |
| Apr 2022 | Blk 672A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 38 sqm | S$260,000 | S$6,842 psm |
| Feb 2022 | Blk 672A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 38 sqm | S$315,000 | S$8,289 psm |
| Feb 2022 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Jan 2022 | Blk 672A · 3 ROOM · 10 TO 12 · Model A · 95 years left excluded: outlier | 68 sqm | S$450,000 | S$6,618 psm |
| Jan 2022 | Blk 672A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jan 2022 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$302,000 | S$7,947 psm |
| Jan 2022 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$273,000 | S$7,184 psm |
| Dec 2021 | Blk 672A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$275,000 | S$7,237 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 672A · 2 ROOM | S$2,200 | — |
| Jul 2026 | Blk 672A · 3 ROOM | S$2,750 | — |
| Jul 2026 | Blk 672A · 2 ROOM | S$2,500 | — |
| Jun 2026 | Blk 672A · 2 ROOM | S$2,200 | — |
| May 2026 | Blk 672A · 2 ROOM | S$2,600 | — |
| Apr 2026 | Blk 672A · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 672A · 2 ROOM | S$2,650 | — |
| Mar 2026 | Blk 672A · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 672A · 2 ROOM | S$2,200 | — |
| Dec 2025 | Blk 672A · 2 ROOM | S$2,200 | — |
| Nov 2025 | Blk 672A · 2 ROOM | S$2,700 | — |
| Aug 2025 | Blk 672A · 2 ROOM | S$2,500 | — |
| Jun 2025 | Blk 672A · 2 ROOM | S$2,680 | — |
| Jan 2025 | Blk 672A · 2 ROOM | S$2,500 | — |
| Nov 2024 | Blk 672A · 2 ROOM | S$2,700 | — |
| Oct 2024 | Blk 672A · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 672A · 3 ROOM | S$2,750 | — |
| Jun 2024 | Blk 672A · 2 ROOM | S$2,350 | — |
| Mar 2024 | Blk 672A · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 672A · 2 ROOM | S$2,450 | — |
| Mar 2024 | Blk 672A · 2 ROOM | S$2,200 | — |
| Feb 2024 | Blk 672A · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 672A · 2 ROOM | S$2,700 | — |
| Sept 2023 | Blk 672A · 2 ROOM | S$2,500 | — |
| Sept 2023 | Blk 672A · 2 ROOM | S$2,050 | — |
| Feb 2023 | Blk 672A · 2 ROOM | S$2,600 | — |
| Jan 2023 | Blk 672A · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 672A · 2 ROOM | S$2,700 | — |
| Dec 2022 | Blk 672A · 2 ROOM | S$800 | — |
| Oct 2022 | Blk 672A · 2 ROOM | S$1,650 | — |
| Sept 2022 | Blk 672A · 3 ROOM | S$3,100 | — |
| Apr 2022 | Blk 672A · 2 ROOM | S$2,100 | — |
| Nov 2021 | Blk 672A · 2 ROOM | S$2,200 | — |
| Oct 2021 | Blk 672A · 2 ROOM | S$1,450 | — |
| Oct 2021 | Blk 672A · 2 ROOM | S$1,280 | — |
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$358,305 | S$395,597 | S$428,439 | S$435,932 |
| 10 years | 80 years | S$336,420 | S$410,094 | S$481,011 | S$497,983 |
| 20 years | 70 years | S$296,752 | S$440,957 | S$606,654 | S$650,220 |
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.