Blk 334D Yishun St 31
Project page · 99-year lease from 2015
Based on 29 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 336A | 04 TO 06 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Aug 2026 | Blk 336A | 13 TO 15 | 92 sqm | S$590,000 | S$6,413 psm | ×1.000 | S$6,413 psm |
| Aug 2026 | Blk 336A | 07 TO 09 | 92 sqm | S$595,000 | S$6,467 psm | ×1.000 | S$6,467 psm |
| Aug 2026 | Blk 334C | 07 TO 09 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Aug 2026 | Blk 335B | 10 TO 12 | 92 sqm | S$606,000 | S$6,587 psm | ×1.000 | S$6,587 psm |
| Aug 2026 | Blk 333A | 07 TO 09 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Aug 2026 | Blk 334C | 04 TO 06 | 92 sqm | S$572,000 | S$6,217 psm | ×1.000 | S$6,217 psm |
| Aug 2026 | Blk 334A | 10 TO 12 | 92 sqm | S$605,000 | S$6,576 psm | ×1.000 | S$6,576 psm |
| Aug 2026 | Blk 335A | 07 TO 09 | 92 sqm | S$600,000 | S$6,522 psm | ×1.000 | S$6,522 psm |
| Aug 2026 | Blk 333A | 07 TO 09 | 92 sqm | S$581,000 | S$6,315 psm | ×1.000 | S$6,315 psm |
| Jul 2026 | Blk 335C | 04 TO 06 | 92 sqm | S$560,000 | S$6,087 psm | ×1.000 | S$6,087 psm |
| Jul 2026 | Blk 336C | 10 TO 12 | 92 sqm | S$580,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| Jul 2026 | Blk 334C | 01 TO 03 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Jun 2026 | Blk 335B | 13 TO 15 | 92 sqm | S$615,000 | S$6,685 psm | ×1.000 | S$6,685 psm |
| Apr 2026 | Blk 334A | 13 TO 15 | 92 sqm | S$623,888 | S$6,781 psm | ×1.000 | S$6,781 psm |
| Apr 2026 | Blk 334A | 13 TO 15 | 92 sqm | S$638,888 | S$6,944 psm | ×1.000 | S$6,944 psm |
| Apr 2026 | Blk 334A | 10 TO 12 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Apr 2026 | Blk 335A | 04 TO 06 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Mar 2026 | Blk 336B | 13 TO 15 | 92 sqm | S$622,000 | S$6,761 psm | ×0.997 | S$6,741 psm |
| Mar 2026 | Blk 336B | 01 TO 03 | 92 sqm | S$568,000 | S$6,174 psm | ×0.997 | S$6,156 psm |
| Feb 2026 | Blk 334A | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Feb 2026 | Blk 336A | 13 TO 15 | 92 sqm | S$618,888 | S$6,727 psm | ×0.997 | S$6,707 psm |
| Jan 2026 | Blk 336C | 10 TO 12 | 92 sqm | S$620,888 | S$6,749 psm | ×0.997 | S$6,729 psm |
| Jan 2026 | Blk 334B | 04 TO 06 | 92 sqm | S$585,000 | S$6,359 psm | ×0.997 | S$6,340 psm |
| Jan 2026 | Blk 336C | 01 TO 03 | 92 sqm | S$565,000 | S$6,141 psm | ×0.997 | S$6,123 psm |
| Jan 2026 | Blk 335B | 10 TO 12 | 92 sqm | S$610,000 | S$6,630 psm | ×0.997 | S$6,611 psm |
| Jan 2026 | Blk 333D | 04 TO 06 | 92 sqm | S$575,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Dec 2025 | Blk 334B | 13 TO 15 | 92 sqm | S$618,000 | S$6,717 psm | ×0.996 | S$6,691 psm |
| Nov 2025 | Blk 335B | 13 TO 15 | 92 sqm | S$618,000 | S$6,717 psm | ×0.996 | S$6,691 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.
6.10% gross yield
S$36,000 of rent a year against the estimate above · 0.53 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 336A | 4 ROOM | S$3,200 |
| Jul 2026 | 334D | 4 ROOM | S$3,000 |
| Jul 2026 | 333A | 4 ROOM | S$2,800 |
| Jun 2026 | 334B | 4 ROOM | S$3,400 |
| Jun 2026 | 334A | 4 ROOM | S$3,100 |
| May 2026 | 335C | 4 ROOM | S$3,000 |
| Apr 2026 | 334A | 4 ROOM | S$3,100 |
| Apr 2026 | 334C | 4 ROOM | S$2,900 |
median of 14 HDB rental approvals for 4 ROOM on Yishun St 31 since 2025-10.
Buying or selling at S$590,000?
Buying: Stamp duty on S$590,000 · Cash and CPF needed on S$590,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$590,000.
Each opens with this figure filled in; change anything there.
Primary schools near 334d 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 · 475 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North View Primary School · 495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xishan Primary School · 852 m · no 2025 Phase 2C ballot
- Chongfu School · 968 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northland Primary School · 1,306 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,320 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,463 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,778 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,916 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 334D · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$607,000 | S$6,598 psm |
| Jul 2025 | Blk 334D · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$605,888 | S$6,586 psm |
| May 2025 | Blk 334D · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$618,888 | S$6,727 psm |
| Apr 2025 | Blk 334D · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Oct 2024 | Blk 334D · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jul 2024 | Blk 334D · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$465,000 | S$6,940 psm |
| May 2024 | Blk 334D · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Apr 2024 | Blk 334D · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Oct 2023 | Blk 334D · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Sept 2022 | Blk 334D · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$518,000 | S$5,630 psm |
| Jun 2022 | Blk 334D · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$377,000 | S$5,627 psm |
| Jan 2022 | Blk 334D · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$470,000 | S$5,109 psm |
| Dec 2021 | Blk 334D · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$455,000 | S$4,946 psm |
Showing 13 of 37.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 334D · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 334D · 4 ROOM | S$2,400 | — |
| Sept 2021 | Blk 334D · 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 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$553,963 | S$611,620 | S$662,396 | S$673,981 |
| 10 years | 77 years | S$517,770 | S$631,159 | S$740,306 | S$766,426 |
| 20 years | 67 years | S$468,761 | S$696,554 | S$958,295 | S$1,027,112 |
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.