Blk 502C Yishun St 51
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 502C | 13 TO 15 | 92 sqm | S$638,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Aug 2026 | Blk 502C | 04 TO 06 | 92 sqm | S$620,888 | S$6,749 psm | ×1.000 | S$6,749 psm |
| Feb 2026 | Blk 502C | 10 TO 12 | 92 sqm | S$620,000 | S$6,739 psm | ×0.997 | S$6,719 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.
6.09% gross yield
S$37,800 of rent a year against the estimate above · 0.76 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 28 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 | 513B | 4 ROOM | S$3,150 |
| Aug 2026 | 504B | 4 ROOM | S$3,200 |
| Aug 2026 | 505C | 4 ROOM | S$3,200 |
| Jul 2026 | 513B | 4 ROOM | S$3,250 |
| Jul 2026 | 512B | 4 ROOM | S$3,250 |
| Jul 2026 | 511A | 4 ROOM | S$3,200 |
| Jul 2026 | 504D | 4 ROOM | S$3,000 |
| Jun 2026 | 513D | 4 ROOM | S$3,100 |
median of 28 HDB rental approvals for 4 ROOM on Yishun St 51 since 2025-10.
Buying or selling at S$620,888?
Buying: Stamp duty on S$620,888 · Cash and CPF needed on S$620,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$620,888.
Each opens with this figure filled in; change anything there.
Primary schools near 502c 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 · 248 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 384 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Huamin Primary School · 1,045 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Peiying Primary School · 1,088 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North View Primary School · 1,300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,615 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,657 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,894 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,960 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 502C · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$822,000 | S$7,339 psm |
| Aug 2026 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$620,888 | S$6,749 psm |
| Aug 2026 | Blk 502C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Mar 2026 | Blk 502C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$818,000 | S$7,304 psm |
| Feb 2026 | Blk 502C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Dec 2025 | Blk 502C · 5 ROOM · 01 TO 03 · Improved · 91 years left | 112 sqm | S$723,000 | S$6,455 psm |
| Oct 2025 | Blk 502C · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Jul 2025 | Blk 502C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Feb 2025 | Blk 502C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Feb 2025 | Blk 502C · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$695,000 | S$6,205 psm |
| Feb 2025 | Blk 502C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Dec 2024 | Blk 502C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$613,888 | S$6,673 psm |
| Sept 2024 | Blk 502C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jun 2024 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$580,000 | S$6,304 psm |
| May 2024 | Blk 502C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$721,800 | S$6,445 psm |
| Jan 2024 | Blk 502C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Nov 2023 | Blk 502C · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 92 sqm | S$475,000 | S$5,163 psm |
| Sept 2023 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Aug 2023 | Blk 502C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$578,000 | S$6,283 psm |
| Aug 2023 | Blk 502C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$528,000 | S$5,739 psm |
| May 2023 | Blk 502C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Oct 2022 | Blk 502C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Aug 2022 | Blk 502C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Aug 2022 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$500,000 | S$5,435 psm |
| May 2022 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Apr 2022 | Blk 502C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$655,188 | S$5,850 psm |
| Apr 2022 | Blk 502C · 5 ROOM · 01 TO 03 · Improved · 95 years left | 112 sqm | S$615,000 | S$5,491 psm |
| Apr 2022 | Blk 502C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Apr 2022 | Blk 502C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$518,000 | S$5,630 psm |
| Mar 2022 | Blk 502C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Feb 2022 | Blk 502C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$480,000 | S$5,217 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 502C · 5 ROOM | S$3,800 | — |
| Feb 2026 | Blk 502C · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 502C · 4 ROOM | S$2,600 | — |
| Jan 2026 | Blk 502C · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 502C · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 502C · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 502C · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 502C · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 502C · 5 ROOM | S$3,550 | — |
| Mar 2024 | Blk 502C · 4 ROOM | S$2,600 | — |
| Dec 2023 | Blk 502C · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 502C · 4 ROOM | S$3,200 | — |
| Mar 2022 | Blk 502C · 4 ROOM | S$2,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 85 years | S$590,279 | S$651,715 | S$705,820 | S$718,164 |
| 10 years | 80 years | S$554,225 | S$675,597 | S$792,428 | S$820,388 |
| 20 years | 70 years | S$488,875 | S$726,443 | S$999,416 | S$1,071,186 |
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.