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HDB · 762506

Blk 506B Yishun Ave 4

Project page · 99-year lease from 2018

Indicative value range
S$492,293 – S$526,941
Indicative mid S$500,757 · S$7,364 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 507A07 TO 0968 sqmS$505,000S$7,426 psm×1.000S$7,426 psm
Sept 2026Blk 673A04 TO 0668 sqmS$495,000S$7,279 psm×1.000S$7,279 psm
Sept 2026Blk 506B07 TO 0968 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
Sept 2026Blk 673A01 TO 0368 sqmS$465,000S$6,838 psm×1.000S$6,838 psm
Sept 2026Blk 508A10 TO 1268 sqmS$540,000S$7,941 psm×1.000S$7,941 psm
Jul 2026Blk 671B07 TO 0968 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
Jul 2026Blk 508A07 TO 0968 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
Jun 2026Blk 672B10 TO 1268 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
May 2026Blk 673B10 TO 1268 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
May 2026Blk 671A07 TO 0968 sqmS$513,888S$7,557 psm×1.000S$7,557 psm
Apr 2026Blk 672B01 TO 0368 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
Mar 2026Blk 506B04 TO 0668 sqmS$490,000S$7,206 psm×0.997S$7,185 psm
Mar 2026Blk 672B04 TO 0668 sqmS$502,999S$7,397 psm×0.997S$7,375 psm
Mar 2026Blk 675C01 TO 0368 sqmS$482,000S$7,088 psm×0.997S$7,067 psm
Feb 2026Blk 673A07 TO 0968 sqmS$525,000S$7,721 psm×0.997S$7,698 psm
Jan 2026Blk 673C01 TO 0368 sqmS$485,000S$7,132 psm×0.997S$7,111 psm
Jan 2026Blk 671A04 TO 0668 sqmS$495,000S$7,279 psm×0.997S$7,258 psm
Jan 2026Blk 672C10 TO 1268 sqmS$530,000S$7,794 psm×0.997S$7,771 psm
Jan 2026Blk 672A10 TO 1268 sqmS$528,000S$7,765 psm×0.997S$7,742 psm
Jan 2026Blk 508A04 TO 0668 sqmS$500,000S$7,353 psm×0.997S$7,331 psm
Dec 2025Blk 675D04 TO 0668 sqmS$515,000S$7,574 psm×0.996S$7,544 psm
Dec 2025Blk 508A07 TO 0968 sqmS$490,000S$7,206 psm×0.996S$7,178 psm
Nov 2025Blk 672C01 TO 0368 sqmS$475,000S$6,985 psm×0.996S$6,958 psm
Nov 2025Blk 675B13 TO 1568 sqmS$535,000S$7,868 psm×0.996S$7,837 psm

How accurate is this estimate for Yishun Ave 4?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 152 sales in Yishun Ave 4 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.

6.53% gross yield

S$32,700 of rent a year against the estimate above · 0.59 points above flats like it

Homes like this rent for about S$2,725 a month, the middle of 30 approvals in the last year.

Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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

ApprovedBlockFlatRent a month
Sept 2026671A3 ROOMS$2,700
Sept 2026507A3 ROOMS$2,600
Sept 20268613 ROOMS$2,600
Sept 20268623 ROOMS$2,500
Sept 20268613 ROOMS$2,250
Aug 2026673B3 ROOMS$2,900
Jul 2026672A3 ROOMS$2,750
Jun 2026675D3 ROOMS$3,150

median of 30 HDB rental approvals for 3 ROOM on Yishun Ave 4 since 2025-10.

Buying or selling at S$500,757?

Buying: Stamp duty on S$500,757 · Cash and CPF needed on S$500,757 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$500,757.

Each opens with this figure filled in; change anything there.

Primary schools near 506b Yishun Ave 4

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 506B · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$550,000S$5,914 psm
Sept 2026
Blk 506B · 3 ROOM · 07 TO 09 · Model A · 91 years left
68 sqmS$530,000S$7,794 psm
Jun 2026
Blk 506B · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$590,000S$6,344 psm
Mar 2026
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 91 years left
68 sqmS$490,000S$7,206 psm
Feb 2026
Blk 506B · 4 ROOM · 07 TO 09 · Model A · 91 years left
93 sqmS$600,000S$6,452 psm
Jan 2026
Blk 506B · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$592,000S$6,366 psm
Oct 2025
Blk 506B · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$538,000S$7,912 psm
Jul 2025
Blk 506B · 4 ROOM · 07 TO 09 · Model A · 92 years left
93 sqmS$625,000S$6,720 psm
Jun 2025
Blk 506B · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$525,888S$7,734 psm
Jun 2025
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$500,000S$7,353 psm
Jun 2025
Blk 506B · 3 ROOM · 01 TO 03 · Model A · 92 years left
68 sqmS$505,000S$7,426 psm
Apr 2025
Blk 506B · 4 ROOM · 01 TO 03 · Model A · 92 years left
93 sqmS$585,000S$6,290 psm
Mar 2025
Blk 506B · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$640,888S$6,891 psm
Mar 2025
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$478,888S$7,042 psm
Mar 2025
Blk 506B · 3 ROOM · 07 TO 09 · Model A · 92 years left
68 sqmS$480,000S$7,059 psm
Nov 2024
Blk 506B · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$490,000S$7,206 psm
Mar 2024
Blk 506B · 3 ROOM · 07 TO 09 · Model A · 93 years left
68 sqmS$450,000S$6,618 psm
Jan 2024
Blk 506B · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$510,000S$5,484 psm
Jan 2024
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 93 years left
68 sqmS$425,000S$6,250 psm
Nov 2023
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 94 years left
68 sqmS$438,000S$6,441 psm
Aug 2023
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 94 years left
68 sqmS$416,888S$6,131 psm
Mar 2023
Blk 506B · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$568,000S$6,108 psm
Oct 2022
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$415,000S$6,103 psm
Aug 2022
Blk 506B · 4 ROOM · 01 TO 03 · Model A · 95 years left
excluded: outlier
93 sqmS$450,000S$4,839 psm
May 2022
Blk 506B · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$510,000S$5,484 psm
May 2022
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$406,000S$5,971 psm
Feb 2022
Blk 506B · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$498,888S$5,364 psm
Feb 2022
Blk 506B · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$388,000S$5,706 psm
Jan 2022
Blk 506B · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$505,000S$5,430 psm
Jan 2022
Blk 506B · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$408,888S$6,013 psm
See more

Showing 30 of 32.

Sale prices as filed in caveats.

Where the lease takes this

About 90 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years85 yearsS$476,071S$525,620S$569,257S$579,213
10 years80 yearsS$446,993S$544,882S$639,108S$661,658
20 years70 yearsS$394,287S$585,890S$806,047S$863,931

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.