Blk 511B Yishun St 51
Project page · 99-year lease from 2017
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 511B | 07 TO 09 | 113 sqm | S$745,000 | S$6,593 psm | ×1.000 | S$6,593 psm |
| Feb 2026 | Blk 511B | 04 TO 06 | 113 sqm | S$728,888 | S$6,450 psm | ×0.997 | S$6,431 psm |
| Dec 2025 | Blk 511B | 04 TO 06 | 113 sqm | S$730,000 | S$6,460 psm | ×0.996 | S$6,435 psm |
How accurate is this estimate for Yishun St 51?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 101 sales in Yishun St 51 since.
- Median error
- 2.5%
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.
5.78% gross yield
S$42,000 of rent a year against the estimate above · 1.42 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 502C | 5 ROOM | S$3,800 |
| Sept 2026 | 505D | 5 ROOM | S$3,800 |
| Jul 2026 | 511B | 5 ROOM | S$3,450 |
| Jul 2026 | 502B | 5 ROOM | S$3,300 |
| Jun 2026 | 513A | 5 ROOM | S$4,200 |
| Jun 2026 | 502D | 5 ROOM | S$3,600 |
| Jun 2026 | 504C | 5 ROOM | S$3,500 |
| May 2026 | 513A | 5 ROOM | S$3,500 |
median of 12 HDB rental approvals for 5 ROOM on Yishun St 51 since 2025-10.
Buying or selling at S$727,132?
Buying: Stamp duty on S$727,132 · Cash and CPF needed on S$727,132 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$727,132.
Each opens with this figure filled in; change anything there.
Primary schools near 511b Yishun St 51
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
- Naval Base Primary School · 324 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 597 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Huamin Primary School · 1,221 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Peiying Primary School · 1,230 m · no 2025 Phase 2C ballot
- North View Primary School · 1,419 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,817 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,862 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 511B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Aug 2026 | Blk 511B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2026 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Mar 2026 | Blk 511B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Feb 2026 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$728,888 | S$6,450 psm |
| Dec 2025 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Nov 2025 | Blk 511B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Sept 2025 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$733,000 | S$6,487 psm |
| Jul 2025 | Blk 511B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$758,888 | S$6,716 psm |
| May 2025 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Feb 2025 | Blk 511B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2025 | Blk 511B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$755,000 | S$6,681 psm |
| Jan 2025 | Blk 511B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Nov 2024 | Blk 511B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Sept 2024 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$705,000 | S$6,239 psm |
| Aug 2024 | Blk 511B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Jun 2024 | Blk 511B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$566,888 | S$6,096 psm |
| Jan 2024 | Blk 511B · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$593,000 | S$5,248 psm |
| Sept 2023 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Sept 2023 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$620,000 | S$5,487 psm |
| Jul 2023 | Blk 511B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jun 2023 | Blk 511B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$645,000 | S$5,708 psm |
| Jun 2023 | Blk 511B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Jan 2023 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$680,000 | S$6,018 psm |
| Nov 2022 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$675,000 | S$5,973 psm |
| Oct 2022 | Blk 511B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Sept 2022 | Blk 511B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Aug 2022 | Blk 511B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Jun 2022 | Blk 511B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$610,000 | S$5,398 psm |
| Mar 2022 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$648,000 | S$5,735 psm |
| Feb 2022 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$615,000 | S$5,442 psm |
| Feb 2022 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$580,000 | S$5,133 psm |
| Feb 2022 | Blk 511B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Jan 2022 | Blk 511B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Dec 2021 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Dec 2021 | Blk 511B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$575,000 | S$5,089 psm |
| Nov 2021 | Blk 511B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Nov 2021 | Blk 511B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$483,000 | S$5,194 psm |
| Oct 2021 | Blk 511B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$612,000 | S$5,416 psm |
Showing 39 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 511B · 5 ROOM | S$3,450 | — |
| Nov 2025 | Blk 511B · 5 ROOM | S$3,300 | — |
| Aug 2023 | Blk 511B · 5 ROOM | S$3,500 | — |
| Jul 2023 | Blk 511B · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 511B · 5 ROOM | S$3,400 | — |
| Jul 2021 | Blk 511B · 5 ROOM | S$2,900 | — |
| May 2021 | Blk 511B · 5 ROOM | S$2,700 | — |
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 89 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 | 84 years | S$682,720 | S$753,778 | S$816,356 | S$830,633 |
| 10 years | 79 years | S$638,115 | S$777,858 | S$912,374 | S$944,566 |
| 20 years | 69 years | S$577,714 | S$858,453 | S$1,181,030 | S$1,265,842 |
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.