Blk 431B Yishun Ave 1
Project page · 99-year lease from 2015
Based on 11 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 432B | 04 TO 06 | 92 sqm | S$552,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Aug 2026 | Blk 431A | 13 TO 15 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Jul 2026 | Blk 431A | 10 TO 12 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Jun 2026 | Blk 431C | 01 TO 03 | 92 sqm | S$530,000 | S$5,761 psm | ×1.000 | S$5,761 psm |
| May 2026 | Blk 431A | 01 TO 03 | 92 sqm | S$532,000 | S$5,783 psm | ×1.000 | S$5,783 psm |
| May 2026 | Blk 431D | 04 TO 06 | 92 sqm | S$520,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| May 2026 | Blk 432A | 10 TO 12 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| Feb 2026 | Blk 431B | 07 TO 09 | 92 sqm | S$590,000 | S$6,413 psm | ×0.997 | S$6,394 psm |
| Jan 2026 | Blk 432D | 13 TO 15 | 92 sqm | S$610,000 | S$6,630 psm | ×0.997 | S$6,611 psm |
| Jan 2026 | Blk 431A | 13 TO 15 | 92 sqm | S$570,000 | S$6,196 psm | ×0.997 | S$6,177 psm |
| Jan 2026 | Blk 431B | 07 TO 09 | 92 sqm | S$580,000 | S$6,304 psm | ×0.997 | S$6,286 psm |
How accurate is this estimate for Yishun Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Yishun Ave 1 since.
- Median error
- 3.0%
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.
6.12% gross yield
S$35,400 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$2,950 a month, the middle of 6 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 | 431B | 4 ROOM | S$3,200 |
| Sept 2026 | 432A | 4 ROOM | S$2,800 |
| Aug 2026 | 431D | 4 ROOM | S$3,000 |
| Mar 2026 | 431D | 4 ROOM | S$2,500 |
| Nov 2025 | 431D | 4 ROOM | S$2,900 |
| Oct 2025 | 431C | 4 ROOM | S$3,150 |
median of 6 HDB rental approvals for 4 ROOM on Yishun Ave 1 since 2025-10.
Buying or selling at S$578,289?
Buying: Stamp duty on S$578,289 · Cash and CPF needed on S$578,289 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$578,289.
Each opens with this figure filled in; change anything there.
Primary schools near 431b Yishun Ave 1
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
- Northland Primary School · 636 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 761 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 949 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Xishan Primary School · 1,589 m · no 2025 Phase 2C ballot
- Peiying Primary School · 1,690 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,940 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 431B · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Mar 2026 | Blk 431B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Feb 2026 | Blk 431B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Jan 2026 | Blk 431B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jan 2026 | Blk 431B · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jan 2025 | Blk 431B · 4 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 92 sqm | S$532,000 | S$5,783 psm |
| Aug 2024 | Blk 431B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Aug 2024 | Blk 431B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Apr 2024 | Blk 431B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$438,000 | S$6,537 psm |
| Feb 2024 | Blk 431B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Aug 2023 | Blk 431B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Feb 2023 | Blk 431B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Jun 2022 | Blk 431B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$415,000 | S$6,194 psm |
| May 2022 | Blk 431B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Dec 2021 | Blk 431B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$345,000 | S$5,149 psm |
| Nov 2021 | Blk 431B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$465,000 | S$5,054 psm |
| Oct 2021 | Blk 431B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$430,000 | S$4,674 psm |
| Oct 2021 | Blk 431B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$385,000 | S$5,746 psm |
Showing 18 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 431B · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 431B · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 431B · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 431B · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 431B · 3 ROOM | S$3,000 | — |
| Aug 2022 | Blk 431B · 3 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$542,968 | S$599,480 | S$649,249 | S$660,603 |
| 10 years | 77 years | S$507,493 | S$618,631 | S$725,612 | S$751,214 |
| 20 years | 67 years | S$459,456 | S$682,728 | S$939,274 | S$1,006,726 |
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.