Blk 335C Yishun St 31
Project page · 99-year lease from 2015
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 335C | 04 TO 06 | 112 sqm | S$683,000 | S$6,098 psm | ×1.000 | S$6,098 psm |
| Jul 2026 | Blk 335C | 10 TO 12 | 112 sqm | S$738,888 | S$6,597 psm | ×1.000 | S$6,597 psm |
| Feb 2026 | Blk 335C | 04 TO 06 | 112 sqm | S$690,000 | S$6,161 psm | ×0.997 | S$6,143 psm |
| Feb 2026 | Blk 335C | 04 TO 06 | 112 sqm | S$740,000 | S$6,607 psm | ×0.997 | S$6,588 psm |
How accurate is this estimate for Yishun St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Yishun St 31 since.
- Median error
- 1.9%
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.
5.89% gross yield
S$42,000 of rent a year against the estimate above · 1.53 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 4 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 | 336C | 5 ROOM | S$3,700 |
| Sept 2026 | 335C | 5 ROOM | S$3,000 |
| Jul 2026 | 335C | 5 ROOM | S$3,300 |
| May 2026 | 335C | 5 ROOM | S$3,700 |
median of 4 HDB rental approvals for 5 ROOM on Yishun St 31 since 2025-10.
Buying or selling at S$712,891?
Buying: Stamp duty on S$712,891 · Cash and CPF needed on S$712,891 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$712,891.
Each opens with this figure filled in; change anything there.
Primary schools near 335c Yishun St 31
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 · 461 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 616 m · no 2025 Phase 2C ballot
- North View Primary School · 617 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 809 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yishun Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northland Primary School · 1,220 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,228 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,556 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,818 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Peiying Primary School · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 335C · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$683,000 | S$6,098 psm |
| Jul 2026 | Blk 335C · 5 ROOM · 10 TO 12 · Improved · 88 years left | 112 sqm | S$738,888 | S$6,597 psm |
| Jul 2026 | Blk 335C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Feb 2026 | Blk 335C · 5 ROOM · 04 TO 06 · Improved · 89 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Feb 2026 | Blk 335C · 5 ROOM · 04 TO 06 · Improved · 89 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Jun 2025 | Blk 335C · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Apr 2025 | Blk 335C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Apr 2025 | Blk 335C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Nov 2024 | Blk 335C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Aug 2024 | Blk 335C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Jun 2024 | Blk 335C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$700,888 | S$6,258 psm |
| Apr 2024 | Blk 335C · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$673,800 | S$6,016 psm |
| Feb 2024 | Blk 335C · 5 ROOM · 01 TO 03 · Improved · 91 years left | 112 sqm | S$630,000 | S$5,625 psm |
| Feb 2024 | Blk 335C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Dec 2023 | Blk 335C · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$685,000 | S$6,116 psm |
| Dec 2023 | Blk 335C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$526,000 | S$5,717 psm |
| Mar 2023 | Blk 335C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$625,000 | S$5,580 psm |
| Jan 2023 | Blk 335C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$620,000 | S$5,536 psm |
| Mar 2022 | Blk 335C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$488,888 | S$5,314 psm |
| Mar 2022 | Blk 335C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$482,000 | S$5,239 psm |
Showing 20 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 335C · 5 ROOM | S$3,000 | — |
| Jul 2026 | Blk 335C · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 335C · 5 ROOM | S$3,700 | — |
| May 2026 | Blk 335C · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 335C · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 335C · 5 ROOM | S$2,800 | — |
| Oct 2024 | Blk 335C · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 335C · 5 ROOM | S$3,000 | — |
| Jun 2024 | Blk 335C · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 335C · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 335C · 5 ROOM | S$2,800 | — |
| Mar 2023 | Blk 335C · 4 ROOM | S$3,550 | — |
| Oct 2022 | Blk 335C · 5 ROOM | S$3,500 | — |
| Jul 2022 | Blk 335C · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 335C · 5 ROOM | S$2,100 | — |
| Apr 2021 | Blk 335C · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 335C · 4 ROOM | S$1,800 | — |
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$669,349 | S$739,015 | S$800,367 | S$814,365 |
| 10 years | 77 years | S$625,617 | S$762,624 | S$894,505 | S$926,066 |
| 20 years | 67 years | S$566,399 | S$841,639 | S$1,157,899 | S$1,241,050 |
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.