The top transaction this month hit $678 psf on Yishun St 61 — 21% above the town median. One block, very different price point.
Transaction volume picked up in Yishun in July 2026, with 180 resale transactions compared to 144 in June. Month-on-month, the town median PSF softened 1.7% to $559 — giving buyers a softer entry point. The town sits above the regional median of $541 psf (+3.4%).
Verified as of 23 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026
Yishun median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Yishun |
|---|---|---|
| Yishun | $559 | — |
| North Region | $541 | -3.2% |
| Island Wide | $594 | +6.2% |
Yishun ranks #2 of 3 North region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Yishun Ave 5 | 3 transactions | $546 |
| Yishun St 51 | 3 transactions | $636 |
| Yishun St 44 | 2 transactions | $655 |
| Yishun Ring Rd | 2 transactions | $576 |
| Yishun St 11 | 2 transactions | $542 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 180 | $459,250 | $530,000 | $618,500 | $559 |
| 2-Room | 4 | $368,000 | $372,500 | $378,750 | $729 |
| 3-Room | 53 | $410,000 | $436,000 | $475,000 | $595 |
| 4-Room | 84 | $503,250 | $549,000 | $584,166 | $543 |
| 5-Room | 30 | $628,500 | $670,000 | $733,666 | $526 |
| Executive | 8 | $855,000 | $885,000 | $985,000 | $579 |
| Multi-Generation | 1 | $1,190,000 | $1,190,000 | $1,190,000 | $678 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $559 median PSF represents a 1.7% dip against June's $569. Transaction count rose 25% from 144 to 180. Both sides should anchor to recent comparables.
Yishun Ave 5 led with 3 transactions (2% of all town resale) at a median $546 psf — near the town median. Yishun St 51 followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 84 of 180 transactions (47%) at a median $543 psf. That flat type's PSF moved 2.3% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 605 Yishun St 61 | Multi-Generation | 07 TO 09 | 1,755 | $1,190,000 | $678 | 60 years 07 months |
| 663A Yishun Ave 4 | Executive | 01 TO 03 | 1,765 | $1,075,000 | $609 | 65 years |
| 877 Yishun St 81 | Executive | 07 TO 09 | 1,561 | $1,015,000 | $650 | 60 years 06 months |
| 834 Yishun St 81 | Executive | 04 TO 06 | 1,572 | $975,000 | $620 | 60 years 06 months |
| 356 Yishun Ring Rd | Executive | 04 TO 06 | 1,528 | $905,000 | $592 | 61 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 675A Yishun Ave 4 | 2-Room | 10 TO 12 | 409 | $390,000 | $953 | 91 years 05 months |
| 478B Yishun St 44 | 2-Room | 10 TO 12 | 506 | $375,000 | $741 | 93 years 06 months |
| 459 Yishun Ave 11 | 2-Room | 10 TO 12 | 517 | $370,000 | $716 | 86 years 01 month |
| 672A Yishun Ave 4 | 2-Room | 04 TO 06 | 506 | $362,000 | $716 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 347B Yishun Ave 11 | 3-Room | 13 TO 15 | 721 | $600,000 | $832 | 86 years 03 months |
| 508A Yishun Ave 4 | 3-Room | 07 TO 09 | 732 | $530,000 | $724 | 90 years 09 months |
| 342B Yishun Ring Rd | 3-Room | 10 TO 12 | 732 | $525,000 | $717 | 88 years 07 months |
| 334A Yishun St 31 | 3-Room | 07 TO 09 | 721 | $505,000 | $700 | 88 years 05 months |
| 671B Yishun Ave 4 | 3-Room | 07 TO 09 | 732 | $500,000 | $683 | 90 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 348D Yishun Ave 11 | 4-Room | 13 TO 15 | 990 | $720,000 | $727 | 86 years 03 months |
| 672B Yishun Ave 4 | 4-Room | 10 TO 12 | 1,001 | $668,000 | $667 | 90 years 07 months |
| 676A Yishun Ring Rd | 4-Room | 07 TO 09 | 1,001 | $650,000 | $649 | 91 years 04 months |
| 513C Yishun St 51 | 4-Room | 10 TO 12 | 1,001 | $642,000 | $641 | 90 years 08 months |
| 502A Yishun St 51 | 4-Room | 07 TO 09 | 990 | $640,000 | $646 | 90 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 502B Yishun St 51 | 5-Room | 10 TO 12 | 1,206 | $830,000 | $688 | 90 years 07 months |
| 504D Yishun St 51 | 5-Room | 07 TO 09 | 1,206 | $790,000 | $655 | 88 years 08 months |
| 501B Yishun St 51 | 5-Room | 07 TO 09 | 1,206 | $780,000 | $647 | 90 years 07 months |
| 676C Yishun Ring Rd | 5-Room | 10 TO 12 | 1,216 | $775,000 | $637 | 91 years 04 months |
| 820 Yishun St 81 | 5-Room | 04 TO 06 | 1,389 | $760,000 | $547 | 61 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 663A Yishun Ave 4 | Executive | 01 TO 03 | 1,765 | $1,075,000 | $609 | 65 years |
| 877 Yishun St 81 | Executive | 07 TO 09 | 1,561 | $1,015,000 | $650 | 60 years 06 months |
| 834 Yishun St 81 | Executive | 04 TO 06 | 1,572 | $975,000 | $620 | 60 years 06 months |
| 356 Yishun Ring Rd | Executive | 04 TO 06 | 1,528 | $905,000 | $592 | 61 years 01 month |
| 326 Yishun Ring Rd | Executive | 10 TO 12 | 1,572 | $865,000 | $550 | 61 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 605 Yishun St 61 | Multi-Generation | 07 TO 09 | 1,755 | $1,190,000 | $678 | 60 years 07 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Yishun show a real lease-decay gap — units with 90+ years remaining trade at $637 psf against $474 psf for the under-60 band, a 26% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3612-mo avg · 36 transactions | $373,500 | $745 |
| 80-89 years | 1712-mo avg · 17 transactions | $358,000 | $699 |
| 70-79 years | 3 | Too few resale transactions in the past 5 years to report a reliable figure (3 in the trailing 12 months). | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $486,000 | $669 |
| 80-89 years | 9 | $490,000 | $679 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 11 | $438,000 | $578 |
| under-60 years | 27 | $410,000 | $575 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 17 | $610,000 | $609 |
| 80-89 years | 18 | $579,000 | $580 |
| 70-79 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 60-69 years | 22 | $530,000 | $503 |
| under-60 years | 26 | $496,500 | $513 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5 | $775,000 | $637 |
| 80-89 years | 6 | $723,444 | $600 |
| 70-79 years | 712-mo avg · 7 transactions | $628,000 | $523 |
| 60-69 years | 8 | $662,500 | $507 |
| under-60 years | 7 | $618,000 | $474 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 8 | $885,000 | $579 |
| under-60 years | 3 | Last transacted: Jun 2026 · $647 psf | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents holding steady (-0.2% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 4 | 1 | $1,850/mo |
| Yishun Ave 4 | 1 | $2,400/mo |
| Yishun Ave 4 | 1 | $2,500/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 5 | 3 | $2,500/mo |
| Yishun St 21 | 3 | $2,650/mo |
| Yishun St 21 | 3 | $2,400/mo |
Rents firming (+3.2% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 4 | 2 | $3,150/mo |
| Yishun St 61 | 2 | $3,100/mo |
| Yishun Ave 11 | 1 | $3,200/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ring Rd | 2 | $3,300/mo |
| Yishun Ave 4 | 1 | $3,300/mo |
| Yishun Ave 4 | 1 | $3,350/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ring Rd | 2 | $3,800/mo |
| Yishun Ave 2 | 1 | $3,900/mo |
| Yishun Ctrl | 1 | $4,000/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Yishun held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 26% 5-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
Rental steady, -0.2% MoM (8 leases last month). Currently +34.5% vs the region median.
Get a Free ValuationRising (+2.2% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (72 leases last month). Currently +10.0% vs the region median.
Get a Free ValuationRising (+2.3% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.2% MoM — supports pricing (53 leases last month). Currently +0.4% vs the region median.
Get a Free ValuationSoftening (-6.5% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (18 leases last month). Currently -2.9% vs the region median.
Get a Free ValuationSoftening (-9.0% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (9 leases last month). Currently +7.1% vs the region median.
Get a Free ValuationRents holding steady (-0.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 4 | 1 | $1,850/mo |
| Yishun Ave 4 | 1 | $2,400/mo |
| Yishun Ave 4 | 1 | $2,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 5 | 3 | $2,500/mo |
| Yishun St 21 | 3 | $2,650/mo |
| Yishun St 21 | 3 | $2,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.2% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 4 | 2 | $3,150/mo |
| Yishun St 61 | 2 | $3,100/mo |
| Yishun Ave 11 | 1 | $3,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ring Rd | 2 | $3,300/mo |
| Yishun Ave 4 | 1 | $3,300/mo |
| Yishun Ave 4 | 1 | $3,350/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ring Rd | 2 | $3,800/mo |
| Yishun Ave 2 | 1 | $3,900/mo |
| Yishun Ctrl | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
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