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HDB · 764502

Blk 502D Yishun St 51

Project page · 99-year lease from 2018

Indicative value range
S$719,080 – S$769,861
Indicative mid S$735,506 · S$6,567 psm

Based on 31 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 512C13 TO 15113 sqmS$778,888S$6,893 psm×1.000S$6,893 psm
Oct 2026Blk 505D04 TO 06112 sqmS$692,500S$6,183 psm×1.000S$6,183 psm
Sept 2026Blk 504B10 TO 12112 sqmS$800,000S$7,143 psm×1.000S$7,143 psm
Sept 2026Blk 502C13 TO 15112 sqmS$822,000S$7,339 psm×1.000S$7,339 psm
Sept 2026Blk 513D10 TO 12120 sqmS$750,000S$6,250 psm×1.000S$6,250 psm
Sept 2026Blk 513D01 TO 03113 sqmS$670,000S$5,929 psm×1.000S$5,929 psm
Aug 2026Blk 504C10 TO 12113 sqmS$750,000S$6,637 psm×1.000S$6,637 psm
Jul 2026Blk 511B07 TO 09113 sqmS$745,000S$6,593 psm×1.000S$6,593 psm
Jul 2026Blk 501B01 TO 03112 sqmS$718,000S$6,411 psm×1.000S$6,411 psm
Jul 2026Blk 501B07 TO 09112 sqmS$780,000S$6,964 psm×1.000S$6,964 psm
Jul 2026Blk 502B10 TO 12112 sqmS$830,000S$7,411 psm×1.000S$7,411 psm
Jul 2026Blk 504D07 TO 09112 sqmS$790,000S$7,054 psm×1.000S$7,054 psm
Jun 2026Blk 511A10 TO 12113 sqmS$765,000S$6,770 psm×1.000S$6,770 psm
May 2026Blk 505B04 TO 06112 sqmS$725,000S$6,473 psm×1.000S$6,473 psm
Apr 2026Blk 505A10 TO 12112 sqmS$750,000S$6,696 psm×1.000S$6,696 psm
Mar 2026Blk 512C07 TO 09113 sqmS$750,000S$6,637 psm×0.997S$6,618 psm
Mar 2026Blk 505D04 TO 06112 sqmS$700,000S$6,250 psm×0.997S$6,232 psm
Mar 2026Blk 502C10 TO 12112 sqmS$818,000S$7,304 psm×0.997S$7,282 psm
Mar 2026Blk 512C13 TO 15113 sqmS$770,000S$6,814 psm×0.997S$6,794 psm
Mar 2026Blk 504D10 TO 12112 sqmS$770,000S$6,875 psm×0.997S$6,855 psm
Mar 2026Blk 505D07 TO 09112 sqmS$730,000S$6,518 psm×0.997S$6,499 psm
Feb 2026Blk 511B04 TO 06113 sqmS$728,888S$6,450 psm×0.997S$6,431 psm
Feb 2026Blk 505C04 TO 06112 sqmS$720,000S$6,429 psm×0.997S$6,410 psm
Jan 2026Blk 504D10 TO 12112 sqmS$805,000S$7,188 psm×0.997S$7,166 psm
Dec 2025Blk 513D07 TO 09113 sqmS$745,000S$6,593 psm×0.996S$6,567 psm
Dec 2025Blk 504C04 TO 06113 sqmS$725,000S$6,416 psm×0.996S$6,391 psm
Dec 2025Blk 511A04 TO 06113 sqmS$738,000S$6,531 psm×0.996S$6,505 psm
Dec 2025Blk 502C01 TO 03112 sqmS$723,000S$6,455 psm×0.996S$6,430 psm
Dec 2025Blk 505D01 TO 03113 sqmS$665,000S$5,885 psm×0.996S$5,862 psm
Dec 2025Blk 511B04 TO 06113 sqmS$730,000S$6,460 psm×0.996S$6,435 psm
Nov 2025Blk 512C04 TO 06113 sqmS$730,000S$6,460 psm×0.996S$6,435 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.

5.71% gross yield

S$42,000 of rent a year against the estimate above · 0.06 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 12 approvals in the last year.

Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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
Sept 2026502C5 ROOMS$3,800
Sept 2026505D5 ROOMS$3,800
Jul 2026511B5 ROOMS$3,450
Jul 2026502B5 ROOMS$3,300
Jun 2026513A5 ROOMS$4,200
Jun 2026502D5 ROOMS$3,600
Jun 2026504C5 ROOMS$3,500
May 2026513A5 ROOMS$3,500

median of 12 HDB rental approvals for 5 ROOM on Yishun St 51 since 2025-10.

Buying or selling at S$735,506?

Buying: Stamp duty on S$735,506 · Cash and CPF needed on S$735,506 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$735,506.

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

Primary schools near 502d 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2025
Blk 502D · 5 ROOM · 07 TO 09 · Improved · 91 years left
112 sqmS$770,000S$6,875 psm
Mar 2025
Blk 502D · 5 ROOM · 10 TO 12 · Improved · 92 years left
112 sqmS$760,000S$6,786 psm
Feb 2025
Blk 502D · 4 ROOM · 01 TO 03 · Model A · 92 years left
92 sqmS$585,000S$6,359 psm
Jan 2025
Blk 502D · 4 ROOM · 10 TO 12 · Model A · 92 years left
92 sqmS$645,000S$7,011 psm
Oct 2024
Blk 502D · 5 ROOM · 04 TO 06 · Improved · 92 years left
112 sqmS$725,000S$6,473 psm
Jul 2024
Blk 502D · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$580,000S$6,304 psm
Apr 2024
Blk 502D · 5 ROOM · 07 TO 09 · Improved · 93 years left
112 sqmS$725,000S$6,473 psm
Jan 2024
Blk 502D · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$540,000S$5,870 psm
Nov 2023
Blk 502D · 5 ROOM · 10 TO 12 · Improved · 93 years left
112 sqmS$720,000S$6,429 psm
May 2023
Blk 502D · 5 ROOM · 07 TO 09 · Improved · 94 years left
112 sqmS$680,000S$6,071 psm
Mar 2023
Blk 502D · 5 ROOM · 13 TO 15 · Improved · 94 years left
112 sqmS$725,000S$6,473 psm
Sept 2022
Blk 502D · 5 ROOM · 07 TO 09 · Improved · 94 years left
112 sqmS$680,000S$6,071 psm
Aug 2022
Blk 502D · 4 ROOM · 01 TO 03 · Model A · 95 years left
92 sqmS$502,888S$5,466 psm
Jun 2022
Blk 502D · 5 ROOM · 07 TO 09 · Improved · 95 years left
112 sqmS$680,000S$6,071 psm
May 2022
Blk 502D · 5 ROOM · 13 TO 15 · Improved · 95 years left
112 sqmS$700,000S$6,250 psm
May 2022
Blk 502D · 5 ROOM · 04 TO 06 · Improved · 95 years left
112 sqmS$640,000S$5,714 psm
Apr 2022
Blk 502D · 5 ROOM · 01 TO 03 · Improved · 95 years left
112 sqmS$648,000S$5,786 psm
Mar 2022
Blk 502D · 5 ROOM · 10 TO 12 · Improved · 95 years left
112 sqmS$710,000S$6,339 psm
Feb 2022
Blk 502D · 5 ROOM · 04 TO 06 · Improved · 95 years left
112 sqmS$630,000S$5,625 psm
Jan 2022
Blk 502D · 5 ROOM · 10 TO 12 · Improved · 95 years left
112 sqmS$675,000S$6,027 psm
Jan 2022
Blk 502D · 4 ROOM · 10 TO 12 · Model A · 95 years left
92 sqmS$530,000S$5,761 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years85 yearsS$699,247S$772,025S$836,118S$850,740
10 years80 yearsS$656,537S$800,315S$938,714S$971,835
20 years70 yearsS$579,124S$860,547S$1,183,912S$1,268,931

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.