The top transaction this month hit $746 psf on Yishun Ave 4 — 33% above the town median. One block, very different price point.
Volume cooled noticeably in Yishun in September 2026, with 126 resale transactions compared to 166 in August. Month-on-month, the town median PSF edged up 1.2% to $560 — a constructive signal for sellers. The town sits above the regional median of $541 psf (+3.4%).
Verified as of 31 Oct 2026 · Latest resale data through Sep 2026 · Latest rental data through Sep 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 | $560 | — |
| North Region | $541 | -3.3% |
| Island Wide | $595 | +6.3% |
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 11 | 3 transactions | $658 |
| Yishun Ave 11 | 2 transactions | $667 |
| Yishun Ave 4 | 2 transactions | $656 |
| Yishun St 81 | 2 transactions | $580 |
| Yishun Ring Rd | 2 transactions | $519 |
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 | 126 | $462,750 | $535,000 | $650,972 | $560 |
| 2-Room | 7 | $340,000 | $348,000 | $359,000 | $697 |
| 3-Room | 26 | $402,000 | $446,500 | $472,250 | $583 |
| 4-Room | 57 | $483,000 | $528,000 | $580,000 | $525 |
| 5-Room | 27 | $655,000 | $690,000 | $765,000 | $551 |
| Executive | 8 | $846,750 | $920,000 | $1,017,000 | $567 |
| Multi-Generation | 1 | $1,212,000 | $1,212,000 | $1,212,000 | $746 |
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.
September 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $560 median PSF represents a 1.2% gain against August's $553. Transaction count fell 24% from 166 to 126. If you're a seller, this month's data supports holding asking price.
Yishun Ave 11 led with 3 transactions (2% of all town resale) at a median $658 psf — 18% above the town median. Yishun Ave 11 followed with 2 transactions.
4-Room flats led resale activity in September 2026, accounting for 57 of 126 transactions (45%) at a median $525 psf. That flat type's PSF moved 5.2% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 666 Yishun Ave 4 | Multi-Generation | 10 TO 12 | 1,625 | $1,212,000 | $746 | 60 years 04 months |
| 641 Yishun St 61 | Executive | 10 TO 12 | 1,765 | $1,185,000 | $671 | 64 years 09 months |
| 664A Yishun Ave 4 | Executive | 01 TO 03 | 1,765 | $1,038,000 | $588 | 64 years 10 months |
| 828 Yishun St 81 | Executive | 10 TO 12 | 1,572 | $1,010,000 | $643 | 60 years 05 months |
| 828 Yishun St 81 | Executive | 04 TO 06 | 1,528 | $980,000 | $641 | 60 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 452 Yishun Ring Rd | 2-Room | 04 TO 06 | 506 | $368,000 | $727 | 85 years |
| 459 Yishun Ave 11 | 2-Room | 07 TO 09 | 517 | $360,000 | $697 | 86 years |
| 675B Yishun Ave 4 | 2-Room | 01 TO 03 | 506 | $358,000 | $708 | 91 years 03 months |
| 478A Yishun St 44 | 2-Room | 04 TO 06 | 409 | $348,000 | $851 | 93 years 05 months |
| 424B Yishun Ave 11 | 2-Room | 10 TO 12 | 506 | $340,000 | $672 | 88 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 508A Yishun Ave 4 | 3-Room | 10 TO 12 | 732 | $540,000 | $738 | 90 years 08 months |
| 316A Yishun Ave 9 | 3-Room | 10 TO 12 | 721 | $535,000 | $742 | 88 years 02 months |
| 506B Yishun Ave 4 | 3-Room | 07 TO 09 | 732 | $530,000 | $724 | 90 years 08 months |
| 333D Yishun St 31 | 3-Room | 07 TO 09 | 721 | $497,000 | $689 | 88 years 03 months |
| 673A Yishun Ave 4 | 3-Room | 04 TO 06 | 732 | $495,000 | $676 | 91 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 347B Yishun Ave 11 | 4-Room | 07 TO 09 | 990 | $743,000 | $750 | 85 years 11 months |
| 342A Yishun Ring Rd | 4-Room | 13 TO 15 | 1,033 | $685,000 | $663 | 88 years 05 months |
| 825 Yishun St 81 | 4-Room | 10 TO 12 | 1,109 | $638,888 | $576 | 61 years 02 months |
| 316B Yishun Ave 9 | 4-Room | 13 TO 15 | 990 | $636,000 | $642 | 88 years 02 months |
| 844 Yishun St 81 | 4-Room | 10 TO 12 | 1,119 | $630,000 | $563 | 61 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 932 Yishun Ctrl 1 | 5-Room | 07 TO 09 | 1,324 | $870,000 | $657 | 65 years 06 months |
| 502C Yishun St 51 | 5-Room | 13 TO 15 | 1,206 | $822,000 | $682 | 90 years 05 months |
| 677B Yishun Ring Rd | 5-Room | 10 TO 12 | 1,216 | $808,888 | $665 | 91 years 02 months |
| 342A Yishun Ring Rd | 5-Room | 07 TO 09 | 1,259 | $803,000 | $638 | 88 years 05 months |
| 504B Yishun St 51 | 5-Room | 10 TO 12 | 1,206 | $800,000 | $664 | 88 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 641 Yishun St 61 | Executive | 10 TO 12 | 1,765 | $1,185,000 | $671 | 64 years 09 months |
| 664A Yishun Ave 4 | Executive | 01 TO 03 | 1,765 | $1,038,000 | $588 | 64 years 10 months |
| 828 Yishun St 81 | Executive | 10 TO 12 | 1,572 | $1,010,000 | $643 | 60 years 05 months |
| 828 Yishun St 81 | Executive | 04 TO 06 | 1,528 | $980,000 | $641 | 60 years 05 months |
| 351 Yishun Ave 11 | Executive | 04 TO 06 | 1,658 | $860,000 | $519 | 60 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 666 Yishun Ave 4 | Multi-Generation | 10 TO 12 | 1,625 | $1,212,000 | $746 | 60 years 04 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 $641 psf against $503 psf for the under-60 band, a 22% 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 | 2812-mo avg · 28 transactions | $373,500 | $749 |
| 80-89 years | 5 | $340,000 | $672 |
| 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 | 4612-mo avg · 46 transactions | $495,000 | $679 |
| 80-89 years | 6 | $476,500 | $656 |
| 70-79 years | 1 | Last transacted: Sep 2026 · $682 psf | |
| 60-69 years | 6 | $435,000 | $570 |
| under-60 years | 9 | $400,000 | $555 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $587,500 | $590 |
| 80-89 years | 12 | $580,888 | $583 |
| 70-79 years | 5 | Too few resale transactions in the past 5 years to report a reliable figure (5 in the trailing 12 months). | |
| 60-69 years | 17 | $528,000 | $495 |
| under-60 years | 20 | $485,500 | $509 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7 | $780,000 | $641 |
| 80-89 years | 6 | $720,000 | $594 |
| 70-79 years | 712-mo avg · 7 transactions | $628,000 | $523 |
| 60-69 years | 7012-mo avg · 70 transactions | $680,000 | $512 |
| under-60 years | 9 | $655,000 | $503 |
| 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 | $920,000 | $567 |
| under-60 years | 3 | Too few resale transactions in the past 5 years to report a reliable figure (3 in the trailing 12 months). | |
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 softening (-4.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 11 | 1 | $2,250/mo |
| Yishun Ave 11 | 1 | $2,300/mo |
| Yishun Ave 4 | 1 | $2,300/mo |
Rents firming (+3.8% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 3 | 2 | $2,550/mo |
| Yishun Ave 4 | 2 | $2,425/mo |
| Yishun Ave 5 | 2 | $2,750/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun St 22 | 2 | $2,825/mo |
| Yishun St 61 | 2 | $3,250/mo |
| Yishun Ave 1 | 1 | $3,200/mo |
Rents softening (-2.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ctrl | 2 | $3,300/mo |
| Yishun Ave 11 | 1 | $2,200/mo |
| Yishun Ave 4 | 1 | $3,650/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 September 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 22% 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.
Rising (+3.7% MoM) — expect less room to negotiate on this flat type.
Rental softening, -4.2% MoM — price with that in mind (5 leases last month). Currently +28.8% vs the region median.
Get a Free ValuationRising (+2.8% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.8% MoM — supports pricing (55 leases last month). Currently +7.7% vs the region median.
Get a Free ValuationSoftening (-5.2% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (61 leases last month). Currently -2.9% vs the region median.
Get a Free ValuationRising (+8.2% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.2% MoM — price with that in mind (18 leases last month). Currently +1.8% vs the region median.
Get a Free ValuationSoftening (-2.4% MoM) — buyers may push back on this flat type.
78 leases over the trailing 12 months (12-mo avg · 78 leases) — this month's count is too thin for a MoM read. Currently +4.8% vs the region median.
Get a Free ValuationRents softening (-4.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 11 | 1 | $2,250/mo |
| Yishun Ave 11 | 1 | $2,300/mo |
| Yishun Ave 4 | 1 | $2,300/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 3 | 2 | $2,550/mo |
| Yishun Ave 4 | 2 | $2,425/mo |
| Yishun Ave 5 | 2 | $2,750/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 St 22 | 2 | $2,825/mo |
| Yishun St 61 | 2 | $3,250/mo |
| Yishun Ave 1 | 1 | $3,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ctrl | 2 | $3,300/mo |
| Yishun Ave 11 | 1 | $2,200/mo |
| Yishun Ave 4 | 1 | $3,650/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 78 leases
Low/High = P25–P75 rent range this month.
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