Blk 462B Yishun Ave 6
Project page · 99-year lease from 2019
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$580,000 | S$6,237 psm | ×1.000 | S$6,237 psm |
| Jun 2026 | Blk 462C | 07 TO 09 | 93 sqm | S$610,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Jun 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$586,000 | S$6,301 psm | ×1.000 | S$6,301 psm |
| May 2026 | Blk 462D | 13 TO 15 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Apr 2026 | Blk 462C | 07 TO 09 | 93 sqm | S$605,000 | S$6,505 psm | ×1.000 | S$6,505 psm |
| Apr 2026 | Blk 462D | 13 TO 15 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Apr 2026 | Blk 462C | 01 TO 03 | 93 sqm | S$560,000 | S$6,022 psm | ×1.000 | S$6,022 psm |
| Mar 2026 | Blk 462C | 13 TO 15 | 93 sqm | S$608,000 | S$6,538 psm | ×0.997 | S$6,518 psm |
| Feb 2026 | Blk 462D | 10 TO 12 | 93 sqm | S$608,000 | S$6,538 psm | ×0.997 | S$6,518 psm |
| Jan 2026 | Blk 462A | 04 TO 06 | 93 sqm | S$560,000 | S$6,022 psm | ×0.997 | S$6,004 psm |
| Dec 2025 | Blk 462C | 04 TO 06 | 93 sqm | S$560,000 | S$6,022 psm | ×0.996 | S$5,998 psm |
| Nov 2025 | Blk 462C | 04 TO 06 | 93 sqm | S$590,000 | S$6,344 psm | ×0.996 | S$6,319 psm |
How accurate is this estimate for Yishun Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 70 sales in Yishun Ave 6 since.
- Median error
- 3.5%
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.
6.09% gross yield
S$36,000 of rent a year against the estimate above · 0.76 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 433 | 4 ROOM | S$3,000 |
| Sept 2026 | 404 | 4 ROOM | S$2,500 |
| Aug 2026 | 399 | 4 ROOM | S$3,200 |
| Aug 2026 | 407 | 4 ROOM | S$3,100 |
| Aug 2026 | 433 | 4 ROOM | S$3,100 |
| Aug 2026 | 289 | 4 ROOM | S$2,950 |
| Aug 2026 | 401 | 4 ROOM | S$2,900 |
| Aug 2026 | 433 | 4 ROOM | S$2,800 |
median of 42 HDB rental approvals for 4 ROOM on Yishun Ave 6 since 2025-10.
Buying or selling at S$591,341?
Buying: Stamp duty on S$591,341 · Cash and CPF needed on S$591,341 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$591,341.
Each opens with this figure filled in; change anything there.
Primary schools near 462b Yishun Ave 6
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 · 94 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Huamin Primary School · 554 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northland Primary School · 1,170 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 1,379 m · no 2025 Phase 2C ballot
- Chongfu School · 1,680 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Naval Base Primary School · 1,687 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Yishun Primary School · 1,852 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 462B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Sept 2025 | Blk 462B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Aug 2025 | Blk 462B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2025 | Blk 462B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 38 sqm | S$370,000 | S$9,737 psm |
| Jun 2025 | Blk 462B · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$350,000 | S$7,447 psm |
| May 2025 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Apr 2025 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Apr 2025 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2025 | Blk 462B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jan 2025 | Blk 462B · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Nov 2024 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Nov 2024 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Sept 2024 | Blk 462B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 38 sqm | S$330,000 | S$8,684 psm |
| Aug 2024 | Blk 462B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jul 2024 | Blk 462B · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$430,000 | S$6,324 psm |
| Jun 2024 | Blk 462B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jun 2024 | Blk 462B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jun 2024 | Blk 462B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Jun 2024 | Blk 462B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$341,000 | S$7,255 psm |
| Jun 2024 | Blk 462B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Jun 2024 | Blk 462B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$338,000 | S$7,191 psm |
| May 2024 | Blk 462B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
| May 2024 | Blk 462B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 38 sqm | S$318,000 | S$8,368 psm |
| Apr 2024 | Blk 462B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Mar 2024 | Blk 462B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Mar 2024 | Blk 462B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Mar 2024 | Blk 462B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Feb 2024 | Blk 462B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2024 | Blk 462B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Feb 2024 | Blk 462B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Feb 2024 | Blk 462B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Jan 2024 | Blk 462B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Jan 2024 | Blk 462B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jan 2024 | Blk 462B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Jan 2024 | Blk 462B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Jan 2024 | Blk 462B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 38 sqm | S$340,000 | S$8,947 psm |
| Dec 2023 | Blk 462B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Nov 2023 | Blk 462B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$552,000 | S$5,935 psm |
| Nov 2023 | Blk 462B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Nov 2023 | Blk 462B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$405,000 | S$5,956 psm |
| Nov 2023 | Blk 462B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Oct 2023 | Blk 462B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 462B · 2 ROOM | S$2,200 | — |
| Jul 2026 | Blk 462B · 2 ROOM | S$2,388 | — |
| Jun 2026 | Blk 462B · 4 ROOM | S$3,250 | — |
| Jun 2026 | Blk 462B · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 462B · 2 ROOM | S$2,100 | — |
| Apr 2026 | Blk 462B · 2 ROOM | S$2,500 | — |
| Jan 2026 | Blk 462B · 2 ROOM | S$2,400 | — |
| Oct 2025 | Blk 462B · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 462B · 2 ROOM | S$2,200 | — |
| Jul 2025 | Blk 462B · 2 ROOM | S$2,200 | — |
| Jun 2025 | Blk 462B · 4 ROOM | S$3,100 | — |
| Jun 2025 | Blk 462B · 2 ROOM | S$2,500 | — |
| Jan 2025 | Blk 462B · 2 ROOM | S$2,300 | — |
| Nov 2024 | Blk 462B · 2 ROOM | S$2,500 | — |
| Oct 2024 | Blk 462B · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 462B · 2 ROOM | S$2,300 | — |
| Oct 2024 | Blk 462B · 2 ROOM | S$2,200 | — |
| Jun 2024 | Blk 462B · 2 ROOM | S$2,000 | — |
| Apr 2024 | Blk 462B · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 462B · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 462B · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 462B · 2 ROOM | S$2,400 | — |
| Dec 2023 | Blk 462B · 2 ROOM | S$2,500 | — |
| Dec 2023 | Blk 462B · 2 ROOM | S$2,300 | — |
| Oct 2023 | Blk 462B · 2 ROOM | S$2,300 | — |
| Sept 2023 | Blk 462B · 2 ROOM | S$2,400 | — |
| Mar 2022 | Blk 462B · 2 ROOM | S$2,300 | — |
| Oct 2021 | Blk 462B · 3 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 91 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 | 86 years | S$562,188 | S$620,701 | S$672,231 | S$683,988 |
| 10 years | 81 years | S$527,850 | S$643,446 | S$754,718 | S$781,347 |
| 20 years | 71 years | S$465,610 | S$691,872 | S$951,855 | S$1,020,209 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.