Blk 317B Yishun Ave 9
Project page · 99-year lease from 2015
Based on 25 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 316B | 04 TO 06 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Oct 2026 | Blk 318C | 07 TO 09 | 92 sqm | S$608,000 | S$6,609 psm | ×1.000 | S$6,609 psm |
| Sept 2026 | Blk 317B | 01 TO 03 | 92 sqm | S$568,000 | S$6,174 psm | ×1.000 | S$6,174 psm |
| Sept 2026 | Blk 316B | 13 TO 15 | 92 sqm | S$636,000 | S$6,913 psm | ×1.000 | S$6,913 psm |
| Sept 2026 | Blk 315B | 07 TO 09 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Sept 2026 | Blk 317C | 10 TO 12 | 92 sqm | S$612,288 | S$6,655 psm | ×1.000 | S$6,655 psm |
| Aug 2026 | Blk 315A | 04 TO 06 | 92 sqm | S$567,000 | S$6,163 psm | ×1.000 | S$6,163 psm |
| Aug 2026 | Blk 318B | 10 TO 12 | 92 sqm | S$615,000 | S$6,685 psm | ×1.000 | S$6,685 psm |
| Jul 2026 | Blk 317C | 10 TO 12 | 92 sqm | S$620,000 | S$6,739 psm | ×1.000 | S$6,739 psm |
| Jun 2026 | Blk 318C | 04 TO 06 | 92 sqm | S$570,000 | S$6,196 psm | ×1.000 | S$6,196 psm |
| Jun 2026 | Blk 316A | 13 TO 15 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| May 2026 | Blk 318C | 13 TO 15 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| May 2026 | Blk 318C | 07 TO 09 | 92 sqm | S$612,888 | S$6,662 psm | ×1.000 | S$6,662 psm |
| Apr 2026 | Blk 316A | 10 TO 12 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Apr 2026 | Blk 316B | 01 TO 03 | 92 sqm | S$580,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| Mar 2026 | Blk 316C | 04 TO 06 | 92 sqm | S$608,000 | S$6,609 psm | ×0.997 | S$6,589 psm |
| Feb 2026 | Blk 316B | 13 TO 15 | 92 sqm | S$636,000 | S$6,913 psm | ×0.997 | S$6,893 psm |
| Feb 2026 | Blk 317C | 10 TO 12 | 92 sqm | S$635,800 | S$6,911 psm | ×0.997 | S$6,890 psm |
| Jan 2026 | Blk 316A | 07 TO 09 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 318B | 04 TO 06 | 92 sqm | S$580,888 | S$6,314 psm | ×0.997 | S$6,295 psm |
| Jan 2026 | Blk 317C | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Dec 2025 | Blk 317A | 10 TO 12 | 92 sqm | S$618,888 | S$6,727 psm | ×0.996 | S$6,701 psm |
| Dec 2025 | Blk 315A | 01 TO 03 | 92 sqm | S$580,000 | S$6,304 psm | ×0.996 | S$6,280 psm |
| Nov 2025 | Blk 316C | 07 TO 09 | 92 sqm | S$632,888 | S$6,879 psm | ×0.996 | S$6,852 psm |
| Nov 2025 | Blk 316B | 04 TO 06 | 92 sqm | S$570,000 | S$6,196 psm | ×0.996 | S$6,171 psm |
How accurate is this estimate for Yishun Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 56 sales in Yishun Ave 9 since.
- Median error
- 1.8%
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.
6.17% gross yield
S$37,800 of rent a year against the estimate above · 0.6 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 315A | 4 ROOM | S$3,250 |
| Sept 2026 | 247 | 4 ROOM | S$2,500 |
| Aug 2026 | 245 | 4 ROOM | S$1,000 |
| Jun 2026 | 317B | 4 ROOM | S$3,300 |
| Jun 2026 | 316C | 4 ROOM | S$3,250 |
| May 2026 | 250 | 4 ROOM | S$3,200 |
| May 2026 | 245 | 4 ROOM | S$2,100 |
| Apr 2026 | 249 | 4 ROOM | S$3,400 |
median of 26 HDB rental approvals for 4 ROOM on Yishun Ave 9 since 2025-10.
Buying or selling at S$612,888?
Buying: Stamp duty on S$612,888 · Cash and CPF needed on S$612,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$612,888.
Each opens with this figure filled in; change anything there.
Primary schools near 317b Yishun Ave 9
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
- Xishan Primary School · 472 m · no 2025 Phase 2C ballot
- Chongfu School · 567 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 861 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 935 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,061 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northland Primary School · 1,366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,489 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,941 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 317B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jul 2025 | Blk 317B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Jul 2025 | Blk 317B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Apr 2025 | Blk 317B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$588,000 | S$6,391 psm |
| Mar 2025 | Blk 317B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$599,000 | S$6,511 psm |
| Sept 2023 | Blk 317B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Sept 2023 | Blk 317B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$511,000 | S$5,554 psm |
| Feb 2023 | Blk 317B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$508,000 | S$5,522 psm |
| Aug 2022 | Blk 317B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Apr 2022 | Blk 317B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Nov 2021 | Blk 317B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$488,000 | S$5,304 psm |
| Oct 2021 | Blk 317B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$475,000 | S$5,163 psm |
Showing 12 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 317B · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 317B · 4 ROOM | S$900 | — |
| Jan 2026 | Blk 317B · 4 ROOM | S$3,100 | — |
| Dec 2024 | Blk 317B · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 317B · 4 ROOM | S$900 | — |
| Dec 2023 | Blk 317B · 4 ROOM | S$1,100 | — |
| Jan 2023 | Blk 317B · 4 ROOM | S$1,500 | — |
| Jul 2022 | Blk 317B · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 317B · 4 ROOM | S$1,500 | — |
| Jun 2021 | Blk 317B · 4 ROOM | S$1,900 | — |
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 87 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 | 82 years | S$575,454 | S$635,347 | S$688,093 | S$700,127 |
| 10 years | 77 years | S$537,857 | S$655,644 | S$769,025 | S$796,159 |
| 20 years | 67 years | S$486,946 | S$723,576 | S$995,471 | S$1,066,959 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.