Blk 424B Yishun Ave 11
Project page · 99-year lease from 2015
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 424B | 01 TO 03 | 47 sqm | S$335,000 | S$7,128 psm | ×1.000 | S$7,128 psm |
| Sept 2026 | Blk 424B | 10 TO 12 | 47 sqm | S$340,000 | S$7,234 psm | ×1.000 | S$7,234 psm |
| Aug 2026 | Blk 424B | 07 TO 09 | 47 sqm | S$340,000 | S$7,234 psm | ×1.000 | S$7,234 psm |
| Jun 2026 | Blk 424B | 04 TO 06 | 47 sqm | S$358,000 | S$7,617 psm | ×1.000 | S$7,617 psm |
| Jan 2026 | Blk 424B | 01 TO 03 | 47 sqm | S$350,000 | S$7,447 psm | ×0.997 | S$7,425 psm |
How accurate is this estimate for Yishun Ave 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Yishun Ave 11 since.
- Median error
- 3.7%
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.
8.03% gross yield
S$27,300 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$2,275 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 | 459 | 2 ROOM | S$2,300 |
| Sept 2026 | 438 | 2 ROOM | S$2,250 |
| Aug 2026 | 424B | 2 ROOM | S$2,100 |
| Aug 2026 | 459 | 2 ROOM | S$1,800 |
| Jun 2026 | 424A | 2 ROOM | S$2,500 |
| May 2026 | 424B | 2 ROOM | S$2,100 |
| Apr 2026 | 424B | 2 ROOM | S$2,600 |
| Apr 2026 | 459 | 2 ROOM | S$2,500 |
median of 16 HDB rental approvals for 2 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$340,000?
Buying: Stamp duty on S$340,000 · Cash and CPF needed on S$340,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$340,000.
Each opens with this figure filled in; change anything there.
Primary schools near 424b Yishun Ave 11
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
- North View Primary School · 435 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 829 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,260 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Xishan Primary School · 1,454 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,885 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,899 m · no 2025 Phase 2C ballot
- Chongfu School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 424B · 2 ROOM · 10 TO 12 · Model A · 88 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Sept 2026 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 88 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Aug 2026 | Blk 424B · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jul 2026 | Blk 424B · 3 ROOM · 01 TO 03 · Model A · 88 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Jun 2026 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$358,000 | S$7,617 psm |
| May 2026 | Blk 424B · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$445,000 | S$6,642 psm |
| May 2026 | Blk 424B · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$472,000 | S$7,045 psm |
| Jan 2026 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 89 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Nov 2025 | Blk 424B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$508,000 | S$7,582 psm |
| Jul 2025 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$360,900 | S$7,679 psm |
| Jun 2025 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 90 years left | 47 sqm | S$330,000 | S$7,021 psm |
| May 2025 | Blk 424B · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$352,000 | S$7,489 psm |
| Jan 2025 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$343,000 | S$7,298 psm |
| Aug 2024 | Blk 424B · 2 ROOM · 07 TO 09 · 2-room · 91 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Nov 2023 | Blk 424B · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Nov 2023 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Oct 2023 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Sept 2023 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Jun 2023 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$300,000 | S$6,383 psm |
| May 2023 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Jan 2023 | Blk 424B · 2 ROOM · 07 TO 09 · 2-room · 92 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Dec 2022 | Blk 424B · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Sept 2022 | Blk 424B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$399,000 | S$5,955 psm |
| Sept 2022 | Blk 424B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$305,000 | S$6,489 psm |
| Jul 2022 | Blk 424B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$390,000 | S$5,821 psm |
| May 2022 | Blk 424B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$302,000 | S$6,426 psm |
| Mar 2022 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Mar 2022 | Blk 424B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Feb 2022 | Blk 424B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$388,888 | S$5,804 psm |
| Dec 2021 | Blk 424B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$384,000 | S$5,731 psm |
| Oct 2021 | Blk 424B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$272,000 | S$5,787 psm |
Showing 31 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 424B · 2 ROOM | S$2,100 | — |
| May 2026 | Blk 424B · 2 ROOM | S$2,100 | — |
| Apr 2026 | Blk 424B · 2 ROOM | S$2,600 | — |
| Dec 2025 | Blk 424B · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 424B · 2 ROOM | S$2,400 | — |
| Jun 2025 | Blk 424B · 2 ROOM | S$1,900 | — |
| Feb 2025 | Blk 424B · 2 ROOM | S$2,500 | — |
| Dec 2024 | Blk 424B · 2 ROOM | S$2,400 | — |
| Aug 2024 | Blk 424B · 2 ROOM | S$2,700 | — |
| May 2024 | Blk 424B · 2 ROOM | S$2,000 | — |
| Jan 2024 | Blk 424B · 2 ROOM | S$2,200 | — |
| Aug 2023 | Blk 424B · 2 ROOM | S$2,500 | — |
| Feb 2023 | Blk 424B · 2 ROOM | S$3,000 | — |
| Jan 2023 | Blk 424B · 2 ROOM | S$2,500 | — |
| May 2022 | Blk 424B · 2 ROOM | S$2,000 | — |
| Apr 2022 | Blk 424B · 2 ROOM | S$2,450 | — |
| Apr 2022 | Blk 424B · 2 ROOM | S$2,000 | — |
| May 2021 | Blk 424B · 2 ROOM | S$1,550 | — |
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$319,233 | S$352,459 | S$381,720 | S$388,396 |
| 10 years | 77 years | S$298,376 | S$363,719 | S$426,617 | S$441,669 |
| 20 years | 67 years | S$270,133 | S$401,404 | S$552,238 | S$591,895 |
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.