homequant
HDB · 763424

Blk 424C Yishun Ave 11

Project page · 99-year lease from 2015

Indicative value range
S$467,501 – S$483,285
Indicative mid S$475,000 · S$7,090 psm

Based on 23 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 424D04 TO 0667 sqmS$470,000S$7,015 psm×1.000S$7,015 psm
Sept 2026Blk 429A04 TO 0667 sqmS$459,000S$6,851 psm×1.000S$6,851 psm
Sept 2026Blk 45904 TO 0667 sqmS$473,000S$7,060 psm×1.000S$7,060 psm
Aug 2026Blk 430A07 TO 0967 sqmS$505,000S$7,537 psm×1.000S$7,537 psm
Aug 2026Blk 429B04 TO 0667 sqmS$465,000S$6,940 psm×1.000S$6,940 psm
Aug 2026Blk 45910 TO 1267 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Aug 2026Blk 424D04 TO 0667 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
Jul 2026Blk 44601 TO 0367 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Jul 2026Blk 424B01 TO 0367 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
Jun 2026Blk 429A01 TO 0367 sqmS$459,000S$6,851 psm×1.000S$6,851 psm
Jun 2026Blk 424C13 TO 1567 sqmS$483,000S$7,209 psm×1.000S$7,209 psm
Jun 2026Blk 424C07 TO 0967 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
Jun 2026Blk 424A01 TO 0367 sqmS$463,000S$6,910 psm×1.000S$6,910 psm
Jun 2026Blk 430A01 TO 0367 sqmS$478,000S$7,134 psm×1.000S$7,134 psm
May 2026Blk 424B01 TO 0367 sqmS$472,000S$7,045 psm×1.000S$7,045 psm
May 2026Blk 424B01 TO 0367 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
Mar 2026Blk 45907 TO 0967 sqmS$485,000S$7,239 psm×0.997S$7,217 psm
Mar 2026Blk 45904 TO 0667 sqmS$505,000S$7,537 psm×0.997S$7,515 psm
Feb 2026Blk 44613 TO 1567 sqmS$506,000S$7,552 psm×0.997S$7,530 psm
Feb 2026Blk 429B04 TO 0667 sqmS$475,000S$7,090 psm×0.997S$7,069 psm
Nov 2025Blk 429A10 TO 1267 sqmS$500,000S$7,463 psm×0.996S$7,433 psm
Nov 2025Blk 424D01 TO 0367 sqmS$480,000S$7,164 psm×0.996S$7,136 psm
Nov 2025Blk 424B07 TO 0967 sqmS$508,000S$7,582 psm×0.996S$7,552 psm

How accurate is this estimate for Yishun Ave 11?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Yishun Ave 11 since.

Median error
3.7%

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.

6.82% gross yield

S$32,400 of rent a year against the estimate above · 0.78 points above flats like it

Homes like this rent for about S$2,700 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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
Aug 2026424A3 ROOMS$2,800
Jul 2026348A3 ROOMS$3,000
Jul 2026424C3 ROOMS$2,800
Jun 2026347A3 ROOMS$2,800
Jun 2026424C3 ROOMS$2,500
Jun 20263453 ROOMS$2,500
May 2026347A3 ROOMS$3,000
Apr 2026347B3 ROOMS$2,800

median of 15 HDB rental approvals for 3 ROOM on Yishun Ave 11 since 2025-10.

Buying or selling at S$475,000?

Buying: Stamp duty on S$475,000 · Cash and CPF needed on S$475,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$475,000.

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

Primary schools near 424c Yishun Ave 11

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
Jun 2026
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 89 years left
67 sqmS$475,000S$7,090 psm
Jun 2026
Blk 424C · 3 ROOM · 13 TO 15 · Model A · 89 years left
67 sqmS$483,000S$7,209 psm
Nov 2025
Blk 424C · 4 ROOM · 04 TO 06 · Model A · 89 years left
92 sqmS$525,000S$5,707 psm
Sept 2025
Blk 424C · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$525,000S$5,707 psm
Sept 2025
Blk 424C · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$495,000S$7,388 psm
Aug 2025
Blk 424C · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$485,000S$7,239 psm
May 2025
Blk 424C · 4 ROOM · 01 TO 03 · Model A · 90 years left
92 sqmS$558,000S$6,065 psm
May 2025
Blk 424C · 3 ROOM · 04 TO 06 · Model A · 90 years left
67 sqmS$430,000S$6,418 psm
Jul 2024
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 91 years left
67 sqmS$468,000S$6,985 psm
Jul 2024
Blk 424C · 3 ROOM · 10 TO 12 · Model A · 91 years left
67 sqmS$458,000S$6,836 psm
Jul 2024
Blk 424C · 3 ROOM · 01 TO 03 · Model A · 91 years left
67 sqmS$410,000S$6,119 psm
Jun 2024
Blk 424C · 4 ROOM · 07 TO 09 · Model A · 91 years left
92 sqmS$545,000S$5,924 psm
Jun 2024
Blk 424C · 3 ROOM · 01 TO 03 · Model A · 91 years left
67 sqmS$420,000S$6,269 psm
Mar 2024
Blk 424C · 3 ROOM · 10 TO 12 · Model A · 91 years left
67 sqmS$454,000S$6,776 psm
Jan 2024
Blk 424C · 4 ROOM · 01 TO 03 · Model A · 91 years left
92 sqmS$498,000S$5,413 psm
Aug 2023
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 91 years left
67 sqmS$430,000S$6,418 psm
Mar 2023
Blk 424C · 3 ROOM · 10 TO 12 · Model A · 92 years left
67 sqmS$438,888S$6,551 psm
Nov 2022
Blk 424C · 3 ROOM · 04 TO 06 · Model A · 92 years left
67 sqmS$385,000S$5,746 psm
Aug 2022
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 92 years left
67 sqmS$410,888S$6,133 psm
Jul 2022
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 92 years left
67 sqmS$395,000S$5,896 psm
Mar 2022
Blk 424C · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$480,000S$5,217 psm
Mar 2022
Blk 424C · 3 ROOM · 07 TO 09 · Model A · 93 years left
67 sqmS$400,000S$5,970 psm
Feb 2022
Blk 424C · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$466,000S$5,065 psm
Dec 2021
Blk 424C · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$450,000S$4,891 psm
Oct 2021
Blk 424C · 4 ROOM · 01 TO 03 · Model A · 93 years left
92 sqmS$420,000S$4,565 psm
See more

Showing 25 of 51.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$445,987S$492,406S$533,285S$542,612
10 years77 yearsS$416,849S$508,137S$596,009S$617,038
20 years67 yearsS$377,392S$560,785S$771,509S$826,913

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.