Blk 813A Yishun Ring Rd
Project page · 99-year lease from 2018
Based on 6 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 342B | 10 TO 12 | 68 sqm | S$525,000 | S$7,721 psm | ×1.000 | S$7,721 psm |
| Apr 2026 | Blk 342B | 10 TO 12 | 68 sqm | S$500,000 | S$7,353 psm | ×1.000 | S$7,353 psm |
| Feb 2026 | Blk 342B | 07 TO 09 | 68 sqm | S$508,088 | S$7,472 psm | ×0.997 | S$7,450 psm |
| Dec 2025 | Blk 342B | 04 TO 06 | 68 sqm | S$498,000 | S$7,324 psm | ×0.996 | S$7,295 psm |
| Dec 2025 | Blk 342B | 13 TO 15 | 68 sqm | S$495,000 | S$7,279 psm | ×0.996 | S$7,251 psm |
| Nov 2025 | Blk 813B | 07 TO 09 | 67 sqm | S$598,000 | S$8,925 psm | ×0.996 | S$8,890 psm |
How accurate is this estimate for Yishun Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 319 sales in Yishun Ring Rd since.
- Median error
- 4.1%
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.
6.53% gross yield
S$32,400 of rent a year against the estimate above · 0.59 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 179 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 342B | 3 ROOM | S$3,000 |
| Sept 2026 | 853 | 3 ROOM | S$3,000 |
| Sept 2026 | 243 | 3 ROOM | S$2,900 |
| Sept 2026 | 108 | 3 ROOM | S$2,800 |
| Sept 2026 | 353 | 3 ROOM | S$2,750 |
| Sept 2026 | 237 | 3 ROOM | S$2,700 |
| Sept 2026 | 110 | 3 ROOM | S$2,700 |
| Sept 2026 | 243 | 3 ROOM | S$2,700 |
median of 179 HDB rental approvals for 3 ROOM on Yishun Ring Rd since 2025-10.
Buying or selling at S$495,893?
Buying: Stamp duty on S$495,893 · Cash and CPF needed on S$495,893 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$495,893.
Each opens with this figure filled in; change anything there.
Primary schools near 813a Yishun Ring Rd
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
- Peiying Primary School · 127 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 584 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 869 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Jiemin Primary School · 1,020 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Huamin Primary School · 1,505 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,622 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,625 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,631 m · no 2025 Phase 2C ballot
- North View Primary School · 1,972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$595,000 | S$8,881 psm |
| May 2025 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Dec 2024 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Dec 2024 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Sept 2024 | Blk 813A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Jun 2024 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Mar 2024 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Jan 2024 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jan 2024 | Blk 813A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$472,000 | S$7,045 psm |
| Dec 2023 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Nov 2023 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$542,500 | S$8,097 psm |
| Jul 2023 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Jul 2023 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$495,000 | S$7,388 psm |
| Jul 2023 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$486,000 | S$7,254 psm |
| Jun 2023 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$477,000 | S$7,119 psm |
| Mar 2023 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$483,800 | S$7,221 psm |
| Jan 2023 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Sept 2022 | Blk 813A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Aug 2022 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$471,000 | S$7,030 psm |
| Aug 2022 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jul 2022 | Blk 813A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$473,000 | S$7,060 psm |
| Apr 2022 | Blk 813A · 3 ROOM · 13 TO 15 · Model A · 95 years left excluded: outlier | 67 sqm | S$490,000 | S$7,313 psm |
| Apr 2022 | Blk 813A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Apr 2022 | Blk 813A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jan 2022 | Blk 813A · 3 ROOM · 10 TO 12 · Model A · 95 years left excluded: outlier | 67 sqm | S$458,000 | S$6,836 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 813A · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 813A · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 813A · 3 ROOM | S$3,300 | — |
| Jan 2026 | Blk 813A · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 813A · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 813A · 3 ROOM | S$2,900 | — |
| Jan 2024 | Blk 813A · 3 ROOM | S$2,900 | — |
| Dec 2022 | Blk 813A · 3 ROOM | S$2,200 | — |
| May 2022 | Blk 813A · 3 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$471,446 | S$520,515 | S$563,727 | S$573,586 |
| 10 years | 80 years | S$442,651 | S$539,589 | S$632,900 | S$655,231 |
| 20 years | 70 years | S$390,457 | S$580,198 | S$798,217 | S$855,539 |
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.