Blk 428B 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 428B | 07 TO 09 | 92 sqm | S$572,000 | S$6,217 psm | ×1.000 | S$6,217 psm |
| Mar 2026 | Blk 428B | 04 TO 06 | 92 sqm | S$580,000 | S$6,304 psm | ×0.997 | S$6,286 psm |
| Jan 2026 | Blk 428B | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×0.997 | S$5,852 psm |
| Dec 2025 | Blk 428B | 04 TO 06 | 92 sqm | S$540,000 | S$5,870 psm | ×0.996 | S$5,847 psm |
| Dec 2025 | Blk 428B | 01 TO 03 | 92 sqm | S$540,000 | S$5,870 psm | ×0.996 | S$5,847 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.
6.69% gross yield
S$36,000 of rent a year against the estimate above · 1.12 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 54 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 | 346 | 4 ROOM | S$3,300 |
| Sept 2026 | 446 | 4 ROOM | S$3,100 |
| Sept 2026 | 416 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$3,000 |
| Aug 2026 | 439 | 4 ROOM | S$2,950 |
| Aug 2026 | 458 | 4 ROOM | S$2,900 |
| Aug 2026 | 440 | 4 ROOM | S$2,400 |
| Jul 2026 | 430A | 4 ROOM | S$3,200 |
median of 54 HDB rental approvals for 4 ROOM on Yishun Ave 11 since 2025-10.
Buying or selling at S$538,407?
Buying: Stamp duty on S$538,407 · Cash and CPF needed on S$538,407 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$538,407.
Each opens with this figure filled in; change anything there.
Primary schools near 428b 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
- Huamin Primary School · 550 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 568 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northland Primary School · 657 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Naval Base Primary School · 1,066 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Xishan Primary School · 1,445 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,730 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,848 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,882 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,967 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongfu School · 1,975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 428B · 5 ROOM · 07 TO 09 · Improved · 88 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Jun 2026 | Blk 428B · 5 ROOM · 13 TO 15 · Improved · 88 years left | 112 sqm | S$700,000 | S$6,250 psm |
| May 2026 | Blk 428B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$655,000 | S$5,848 psm |
| May 2026 | Blk 428B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$572,000 | S$6,217 psm |
| Mar 2026 | Blk 428B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jan 2026 | Blk 428B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Dec 2025 | Blk 428B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Dec 2025 | Blk 428B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Oct 2025 | Blk 428B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Sept 2025 | Blk 428B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Aug 2025 | Blk 428B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Apr 2025 | Blk 428B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Mar 2025 | Blk 428B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Feb 2025 | Blk 428B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Dec 2024 | Blk 428B · 5 ROOM · 04 TO 06 · Improved · 89 years left | 112 sqm | S$680,000 | S$6,071 psm |
| Dec 2024 | Blk 428B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Sept 2024 | Blk 428B · 5 ROOM · 01 TO 03 · Improved · 90 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Jun 2024 | Blk 428B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$546,000 | S$5,935 psm |
| Apr 2024 | Blk 428B · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$695,000 | S$6,205 psm |
| Oct 2023 | Blk 428B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Apr 2023 | Blk 428B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$648,000 | S$5,786 psm |
| Feb 2023 | Blk 428B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$638,088 | S$5,697 psm |
| Dec 2022 | Blk 428B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Jul 2022 | Blk 428B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Mar 2022 | Blk 428B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$460,000 | S$5,000 psm |
| Jan 2022 | Blk 428B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$552,000 | S$4,929 psm |
Showing 26 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 428B · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 428B · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 428B · 5 ROOM | S$3,200 | — |
| Sept 2025 | Blk 428B · 5 ROOM | S$3,200 | — |
| Jul 2025 | Blk 428B · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 428B · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 428B · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 428B · 5 ROOM | S$3,200 | — |
| Aug 2023 | Blk 428B · 5 ROOM | S$3,700 | — |
| Dec 2022 | Blk 428B · 4 ROOM | S$3,500 | — |
| Dec 2022 | Blk 428B · 4 ROOM | S$3,400 | — |
| Aug 2021 | Blk 428B · 5 ROOM | S$2,700 | — |
| Aug 2021 | Blk 428B · 4 ROOM | S$2,000 | — |
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$505,522 | S$558,137 | S$604,473 | S$615,044 |
| 10 years | 77 years | S$472,494 | S$575,967 | S$675,569 | S$699,406 |
| 20 years | 67 years | S$427,770 | S$635,643 | S$874,497 | S$937,296 |
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.