Blk 318B Yishun Ave 9
Project page · 99-year lease from 2015
Based on 13 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 318C | 07 TO 09 | 112 sqm | S$770,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Jun 2026 | Blk 318C | 04 TO 06 | 112 sqm | S$730,000 | S$6,518 psm | ×1.000 | S$6,518 psm |
| Jun 2026 | Blk 318A | 04 TO 06 | 112 sqm | S$715,000 | S$6,384 psm | ×1.000 | S$6,384 psm |
| May 2026 | Blk 318B | 07 TO 09 | 112 sqm | S$758,888 | S$6,776 psm | ×1.000 | S$6,776 psm |
| May 2026 | Blk 316C | 10 TO 12 | 112 sqm | S$750,000 | S$6,696 psm | ×1.000 | S$6,696 psm |
| Apr 2026 | Blk 316C | 07 TO 09 | 112 sqm | S$750,000 | S$6,696 psm | ×1.000 | S$6,696 psm |
| Apr 2026 | Blk 316C | 13 TO 15 | 112 sqm | S$733,000 | S$6,545 psm | ×1.000 | S$6,545 psm |
| Apr 2026 | Blk 318C | 10 TO 12 | 112 sqm | S$756,000 | S$6,750 psm | ×1.000 | S$6,750 psm |
| Mar 2026 | Blk 318C | 10 TO 12 | 112 sqm | S$755,000 | S$6,741 psm | ×0.997 | S$6,721 psm |
| Mar 2026 | Blk 317A | 01 TO 03 | 112 sqm | S$698,000 | S$6,232 psm | ×0.997 | S$6,214 psm |
| Feb 2026 | Blk 318C | 13 TO 15 | 112 sqm | S$755,000 | S$6,741 psm | ×0.997 | S$6,721 psm |
| Jan 2026 | Blk 318C | 04 TO 06 | 112 sqm | S$726,000 | S$6,482 psm | ×0.997 | S$6,463 psm |
| Dec 2025 | Blk 315A | 07 TO 09 | 112 sqm | S$743,000 | S$6,634 psm | ×0.996 | S$6,608 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.
5.60% gross yield
S$42,000 of rent a year against the estimate above · 1.24 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 |
|---|---|---|---|
| Aug 2026 | 318A | 5 ROOM | S$3,200 |
| May 2026 | 315B | 5 ROOM | S$3,650 |
| Mar 2026 | 318C | 5 ROOM | S$3,600 |
| Mar 2026 | 315C | 5 ROOM | S$3,400 |
median of 4 HDB rental approvals for 5 ROOM on Yishun Ave 9 since 2025-10.
Buying or selling at S$750,000?
Buying: Stamp duty on S$750,000 · Cash and CPF needed on S$750,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$750,000.
Each opens with this figure filled in; change anything there.
Primary schools near 318b 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 · 570 m · no 2025 Phase 2C ballot
- Huamin Primary School · 595 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 670 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 755 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yishun Primary School · 1,031 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ahmad Ibrahim Primary School · 1,163 m · no 2025 Phase 2C ballot
- Northland Primary School · 1,332 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,555 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,921 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 318B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$615,000 | S$6,685 psm |
| May 2026 | Blk 318B · 5 ROOM · 07 TO 09 · Improved · 89 years left | 112 sqm | S$758,888 | S$6,776 psm |
| Jan 2026 | Blk 318B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$580,888 | S$6,314 psm |
| Jun 2025 | Blk 318B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$618,000 | S$6,717 psm |
| Sept 2024 | Blk 318B · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$726,000 | S$6,482 psm |
| Mar 2023 | Blk 318B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$635,000 | S$5,670 psm |
| Nov 2022 | Blk 318B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Oct 2022 | Blk 318B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$640,888 | S$5,722 psm |
| Sept 2022 | Blk 318B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$655,000 | S$5,848 psm |
| Sept 2022 | Blk 318B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Jul 2022 | Blk 318B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$536,500 | S$5,832 psm |
| Jun 2022 | Blk 318B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$495,000 | S$5,380 psm |
| May 2022 | Blk 318B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$598,000 | S$5,339 psm |
| Jan 2022 | Blk 318B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Nov 2021 | Blk 318B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 112 sqm | S$598,888 | S$5,347 psm |
Showing 15 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 318B · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 318B · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 318B · 5 ROOM | S$3,300 | — |
| Mar 2025 | Blk 318B · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 318B · 5 ROOM | S$3,300 | — |
| Mar 2024 | Blk 318B · 5 ROOM | S$2,200 | — |
| Feb 2024 | Blk 318B · 5 ROOM | S$2,400 | — |
| Jun 2023 | Blk 318B · 5 ROOM | S$3,600 | — |
| Mar 2023 | Blk 318B · 5 ROOM | S$4,200 | — |
| Mar 2023 | Blk 318B · 5 ROOM | S$2,400 | — |
| Aug 2022 | Blk 318B · 5 ROOM | S$3,100 | — |
| Apr 2021 | Blk 318B · 5 ROOM | S$2,800 | — |
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$704,191 | S$777,484 | S$842,030 | S$856,756 |
| 10 years | 77 years | S$658,183 | S$802,321 | S$941,067 | S$974,271 |
| 20 years | 67 years | S$595,883 | S$885,450 | S$1,218,173 | S$1,305,652 |
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.