Yishun's median PSF eased 1.4% this month — more room to negotiate.
Volume held broadly steady in Yishun in May 2026, with 117 resale transactions compared to 113 in April. Month-on-month, the town median PSF softened 1.4% to $557 — giving buyers a softer entry point. The town sits above the regional median of $547 psf (+1.9%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $557 | — |
| North Region | $547 | -1.9% |
| Island Wide | $602 | +8.0% |
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 St 44 | 2 transactions | $705 |
| Yishun Ring Rd | 2 transactions | $520 |
| Yishun Ave 11 | 2 transactions | $636 |
| Yishun St 21 | 2 transactions | $580 |
| Yishun St 21 | 2 transactions | $579 |
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 | 117 | $445,000 | $513,888 | $600,800 | $557 |
| 2-Room | 4 | $366,750 | $369,000 | $373,000 | $729 |
| 3-Room | 36 | $405,375 | $419,000 | $466,250 | $582 |
| 4-Room | 55 | $510,000 | $523,000 | $571,000 | $537 |
| 5-Room | 18 | $655,000 | $660,000 | $756,666 | $542 |
| Executive | 3 | $929,000 | $990,000 | $1,029,444 | $630 |
| Multi-Generation | 1 | $1,120,000 | $1,120,000 | $1,120,000 | $634 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $557 median PSF represents a 1.4% dip against April's $565. Transaction count rose 4% from 113 to 117. Both sides should anchor to recent comparables.
Yishun St 44 led with 2 transactions (2% of all town resale) at a median $705 psf — 27% above the town median. Yishun Ring Rd followed with 2 transactions.
4-Room flats led resale activity in May 2026, accounting for 55 of 117 transactions (47%) at a median $537 psf. That flat type's PSF moved 2.7% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 666 Yishun Ave 4 | Multi-Generation | 04 TO 06 | 1,765 | $1,120,000 | $634 | 60 years 08 months |
| 828 Yishun St 81 | Executive | 07 TO 09 | 1,561 | $1,068,888 | $685 | 60 years 09 months |
| 356 Yishun Ring Rd | Executive | 07 TO 09 | 1,572 | $990,000 | $630 | 61 years 04 months |
| 348A Yishun Ave 11 | 5-Room | 04 TO 06 | 1,206 | $895,000 | $742 | 86 years 05 months |
| 277 Yishun St 22 | Executive | 07 TO 09 | 1,572 | $868,000 | $552 | 58 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 675A Yishun Ave 4 | 2-Room | 07 TO 09 | 506 | $382,000 | $755 | 91 years 07 months |
| 478C Yishun St 44 | 2-Room | 04 TO 06 | 506 | $370,000 | $731 | 93 years 09 months |
| 452 Yishun Ring Rd | 2-Room | 13 TO 15 | 506 | $368,000 | $727 | 85 years 04 months |
| 459 Yishun Ave 11 | 2-Room | 07 TO 09 | 517 | $363,000 | $703 | 86 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 671A Yishun Ave 4 | 3-Room | 07 TO 09 | 732 | $513,888 | $702 | 90 years 09 months |
| 673B Yishun Ave 4 | 3-Room | 10 TO 12 | 732 | $500,000 | $683 | 91 years 07 months |
| 456 Yishun St 41 | 3-Room | 13 TO 15 | 721 | $498,888 | $692 | 86 years 04 months |
| 512B Yishun St 51 | 3-Room | 04 TO 06 | 732 | $493,000 | $674 | 90 years 04 months |
| 478C Yishun St 44 | 3-Room | 13 TO 15 | 721 | $490,000 | $679 | 93 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 347B Yishun Ave 11 | 4-Room | 04 TO 06 | 990 | $720,000 | $727 | 86 years 06 months |
| 675B Yishun Ave 4 | 4-Room | 07 TO 09 | 1,001 | $655,000 | $654 | 91 years 07 months |
| 347A Yishun Ave 11 | 4-Room | 01 TO 03 | 990 | $630,000 | $636 | 86 years 05 months |
| 318C Yishun Ave 9 | 4-Room | 13 TO 15 | 990 | $630,000 | $636 | 88 years 06 months |
| 306 Yishun Ctrl | 4-Room | 07 TO 09 | 1,163 | $630,000 | $542 | 60 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 348A Yishun Ave 11 | 5-Room | 04 TO 06 | 1,206 | $895,000 | $742 | 86 years 05 months |
| 677C Yishun Ring Rd | 5-Room | 10 TO 12 | 1,216 | $808,888 | $665 | 91 years 06 months |
| 674B Yishun Ave 4 | 5-Room | 10 TO 12 | 1,206 | $790,000 | $655 | 91 years 07 months |
| 309 Yishun Ring Rd | 5-Room | 07 TO 09 | 1,442 | $780,000 | $541 | 67 years 10 months |
| 318B Yishun Ave 9 | 5-Room | 07 TO 09 | 1,206 | $758,888 | $629 | 88 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 828 Yishun St 81 | Executive | 07 TO 09 | 1,561 | $1,068,888 | $685 | 60 years 09 months |
| 356 Yishun Ring Rd | Executive | 07 TO 09 | 1,572 | $990,000 | $630 | 61 years 04 months |
| 277 Yishun St 22 | Executive | 07 TO 09 | 1,572 | $868,000 | $552 | 58 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 666 Yishun Ave 4 | Multi-Generation | 04 TO 06 | 1,765 | $1,120,000 | $634 | 60 years 08 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 $617 psf against $496 psf for the under-60 band, a 20% 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 | 4412-mo avg · 44 transactions | $372,000 | $741 |
| 80-89 years | 2012-mo avg · 20 transactions | $350,000 | $687 |
| 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 | $491,500 | $676 |
| 80-89 years | 5312-mo avg · 53 transactions | $490,000 | $679 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 6 | $406,000 | $573 |
| under-60 years | 21 | $416,888 | $570 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $605,400 | $605 |
| 80-89 years | 11 | $572,000 | $578 |
| 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 | 15 | $520,000 | $494 |
| under-60 years | 21 | $510,000 | $507 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 5312-mo avg · 53 transactions | $750,000 | $617 |
| 80-89 years | 7 | $725,000 | $601 |
| 70-79 years | 4 | Last transacted: May 2026 · $489 psf | |
| 60-69 years | 8312-mo avg · 83 transactions | $710,000 | $525 |
| under-60 years | 3812-mo avg · 38 transactions | $662,500 | $496 |
| 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 | 6912-mo avg · 69 transactions | $895,000 | $572 |
| under-60 years | 4 | Last transacted: May 2026 · $552 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 firming (+4.3% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 11 | 1 | $2,500/mo |
| Yishun Ave 4 | 1 | $2,400/mo |
| Yishun Ave 4 | 1 | $2,200/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 5 | 3 | $2,800/mo |
| Yishun Ctrl | 3 | $2,800/mo |
| Yishun Ave 5 | 2 | $2,700/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 Ave 6 | 2 | $3,175/mo |
| Yishun Ring Rd | 2 | $2,750/mo |
| Yishun St 22 | 2 | $2,600/mo |
Rents softening (-2.9% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun St 61 | 2 | $3,075/mo |
| Yishun Ave 1 | 1 | $3,700/mo |
| Yishun Ave 2 | 1 | $3,400/mo |
Rents firming (+6.8% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 2 | 1 | $3,000/mo |
| Yishun Ave 4 | 1 | $4,000/mo |
| Yishun Ring Rd | 1 | $3,000/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 May 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 20% 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 strong, +4.3% MoM — supports pricing (5 leases last month). Currently +33.0% vs the region median.
Get a Free ValuationSoftening (-2.8% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (62 leases last month). Currently +6.3% vs the region median.
Get a Free ValuationSoftening (-2.7% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (54 leases last month). Currently -1.8% vs the region median.
Get a Free ValuationSoftening (-3.2% MoM) — buyers may push back on this flat type.
Rental softening, -2.9% MoM — price with that in mind (28 leases last month). Currently -1.0% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental strong, +6.8% MoM — supports pricing (5 leases last month). Currently +4.1% vs the region median.
Get a Free ValuationRents firming (+4.3% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 11 | 1 | $2,500/mo |
| Yishun Ave 4 | 1 | $2,400/mo |
| Yishun Ave 4 | 1 | $2,200/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 | $2,800/mo |
| Yishun Ctrl | 3 | $2,800/mo |
| Yishun Ave 5 | 2 | $2,700/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 Ave 6 | 2 | $3,175/mo |
| Yishun Ring Rd | 2 | $2,750/mo |
| Yishun St 22 | 2 | $2,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun St 61 | 2 | $3,075/mo |
| Yishun Ave 1 | 1 | $3,700/mo |
| Yishun Ave 2 | 1 | $3,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+6.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Yishun Ave 2 | 1 | $3,000/mo |
| Yishun Ave 4 | 1 | $4,000/mo |
| Yishun Ring Rd | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
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