Blk 506C Yishun Ave 4
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 506C | 10 TO 12 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| May 2026 | Blk 506C | 07 TO 09 | 93 sqm | S$610,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Apr 2026 | Blk 506C | 10 TO 12 | 93 sqm | S$635,000 | S$6,828 psm | ×1.000 | S$6,828 psm |
| Nov 2025 | Blk 506C | 01 TO 03 | 93 sqm | S$590,000 | S$6,344 psm | ×0.996 | S$6,319 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.
5.98% gross yield
S$37,200 of rent a year against the estimate above · 0.65 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 47 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 | 663 | 4 ROOM | S$3,000 |
| Sept 2026 | 864 | 4 ROOM | S$3,000 |
| Sept 2026 | 655 | 4 ROOM | S$2,400 |
| Aug 2026 | 674A | 4 ROOM | S$3,100 |
| Jul 2026 | 672C | 4 ROOM | S$3,400 |
| Jul 2026 | 662 | 4 ROOM | S$3,300 |
| Jul 2026 | 663 | 4 ROOM | S$3,200 |
| Jul 2026 | 660 | 4 ROOM | S$3,200 |
median of 47 HDB rental approvals for 4 ROOM on Yishun Ave 4 since 2025-10.
Buying or selling at S$622,500?
Buying: Stamp duty on S$622,500 · Cash and CPF needed on S$622,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$622,500.
Each opens with this figure filled in; change anything there.
Primary schools near 506c 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
- Naval Base Primary School · 126 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 559 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Peiying Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Huamin Primary School · 1,274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 1,541 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,685 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,845 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 506C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$640,000 | S$6,882 psm |
| May 2026 | Blk 506C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2026 | Blk 506C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Nov 2025 | Blk 506C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2025 | Blk 506C · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$483,000 | S$7,103 psm |
| May 2025 | Blk 506C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Feb 2025 | Blk 506C · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Oct 2024 | Blk 506C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$636,000 | S$6,839 psm |
| Aug 2024 | Blk 506C · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Jul 2024 | Blk 506C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Jan 2024 | Blk 506C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$600,888 | S$6,461 psm |
| Nov 2023 | Blk 506C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Nov 2023 | Blk 506C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Oct 2023 | Blk 506C · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$414,000 | S$6,088 psm |
| Jun 2023 | Blk 506C · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$415,000 | S$6,103 psm |
| Jun 2023 | Blk 506C · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Apr 2023 | Blk 506C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Apr 2023 | Blk 506C · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Mar 2023 | Blk 506C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$535,000 | S$5,753 psm |
| May 2022 | Blk 506C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$437,000 | S$6,426 psm |
| Jan 2022 | Blk 506C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$527,000 | S$5,667 psm |
| Dec 2021 | Blk 506C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Nov 2021 | Blk 506C · 4 ROOM · 07 TO 09 · Model A · 96 years left | 93 sqm | S$518,000 | S$5,570 psm |
Showing 23 of 28.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 506C · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 506C · 3 ROOM | S$2,600 | — |
| Jun 2021 | Blk 506C · 4 ROOM | S$1,200 | — |
| May 2021 | Blk 506C · 3 ROOM | S$1,900 | — |
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$591,812 | S$653,408 | S$707,653 | S$720,029 |
| 10 years | 80 years | S$555,664 | S$677,352 | S$794,486 | S$822,519 |
| 20 years | 70 years | S$490,145 | S$728,329 | S$1,002,011 | S$1,073,968 |
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.