Yishun HDB Resale 2026: The Cheapest Big Town in Singapore Just Made a $1.28 Million Flat
What’s in here
- Yishun HDB resale at a glance
- One town, three markets
- The record board — and the flat that broke the rule
- Market 1: the volume engine
- Market 2: the big-flat trophy tier
- Market 3: Chencharu — 10,000 homes inside your own town
- The supply math sellers keep skipping
- What a Yishun HDB resale flat costs you
- If you’re selling in Yishun
- If you’re buying in Yishun
- The honest risk list
- My verdict
- FAQ
Two things are true about the Yishun HDB resale market in 2026, and most people can only hold one of them at a time.
The first: Yishun is the cheapest large town in Singapore. Median 4-room around $555,000. Three-rooms at $433,000. You can still buy a family flat here for less than what a single Bidadari four-room trades at, and nobody blinks.
The second: in June 2025 a Yishun flat sold for $1.28 million. In May 2026 a thirty-eight-year-old four-room in the same town crossed $1,051 per square foot — a psf number you would normally quote for Queenstown, not Yishun Avenue 6.
Both facts are true. They are not in conflict. They describe two different markets that happen to share a postal district, and if you are selling or buying here in the next twelve months, knowing which one you are standing in is worth more to you than any headline about the island-wide index.
I’ve been selling Singapore property for over seventeen years, more than 500 transactions, and the north is not my home turf — my team works out of Kovan, and D19/D20 is where I know every stack by heart. But Yishun keeps landing on my desk anyway, because it is where my Serangoon and Hougang downgraders go when they want a big flat and their budget says no to a mature estate. So I pulled the numbers properly. Here is what they say.
Yishun HDB resale at a glance
| Flat type | Median price | Median psf | Transactions (12 mths) | Share of volume |
|---|---|---|---|---|
| 2-room | $365,000 | $733 | 53 | 3.4% |
| 3-room | $433,000 | $599 | 421 | 26.7% |
| 4-room | $555,000 | $552 | 783 | 49.7% |
| 5-room | $690,000 | $549 | 248 | 15.7% |
| Executive | $905,000 | $582 | 67 | 4.3% |
| Town median $538,000 · $572 psf · roughly 1,575 resale transactions in twelve months · average remaining lease around 74 years | ||||
Read the transaction column before you read the price column. That is the real Yishun story.
Fifteen hundred and seventy-five resale transactions in a year makes Yishun one of the most liquid HDB towns in Singapore — deeper than Hougang’s 1,229, deeper than almost anything in the mature belt. Seven hundred-plus blocks. Twenty-six streets. Three North-South Line stations (Yishun, Khatib, and Canberra since 2019). When people say “nothing happens in Yishun,” what the caveat data actually says is that more happens in Yishun, per month, than in most towns Singaporeans consider more desirable.
Why liquidity matters more than price level. A deep market means your flat has comparables. Comparables mean valuations hold. Valuations holding means your buyer’s loan gets approved and your deal doesn’t collapse three weeks before completion. In thin markets — Bukit Timah HDB, Marine Parade — one odd transaction can move the whole valuation band against you. In Yishun it can’t. That is a real, unglamorous form of protection.
One town, three markets
Every town deep-dive I’ve written this series — Punggol, Tampines, Queenstown, Bishan, Toa Payoh, Bedok, Bukit Merah, Hougang — has ended up splitting into sub-markets that behave nothing like each other. Yishun splits three ways, and the split is unusually clean:
| Market | What it is | Rough size | Price driver | Direction into 2027 |
|---|---|---|---|---|
| The volume engine | 3-room and 4-room flats across the older Yishun ring | ~1,200 of 1,575 annual deals | Affordability ceiling of north-bound buyers | Flat to soft — new supply arriving |
| The trophy tier | Executives, jumbos, multi-gens — 1,400 to 1,950 sq ft | ~67–100 deals a year | Scarcity plus post-wait-out downgrader money | Firm to up — no new supply, ever |
| Chencharu | A 70-hectare new precinct inside the town boundary | ~10,000 homes by 2040 | BTO pricing and MOP timing | Competing supply from ~2030 |
If you own a four-room in the old ring, market one and market three are the only two that matter to you, and market three is coming for market one. If you own an executive or a jumbo, you are in a different business entirely and the supply story barely touches you. I’ll take them in turn.
The record board — and the flat that broke the rule
Here is the Yishun record staircase as it stands.
| Deal | Price | Size / psf | Lease left | When | Status |
|---|---|---|---|---|---|
| Blk 661 Yishun Ave 4 — executive jumbo, 7th–9th floor | $1,289,000 | 1,948 sq ft · $661 psf | ~64 yrs | July 2025 | Town all-time record |
| Yishun multi-generation flat (99.co-reported) | $1,212,000 | multi-gen format | — | 2026 | Singapore’s second-highest multi-gen sale |
| Prior Yishun high | $1,200,000 | — | — | March 2024 | Superseded |
| Blk 666 Yishun Ave 4 — multi-generation | $1,060,000 | 1,765 sq ft · ~$601 psf | ~64 yrs | Oct 2022 | Multi-gen benchmark of its day |
| Blk 390 Yishun Ave 6 — 4-room, 7th–9th floor, block completed 1988 | ~$950,000 | 903 sq ft · $1,051 psf | ~50 yrs | May 2026 | Town 4-room record |
| Adora Green (DBSS) — 4-room, 13th–15th floor, completed 2013 | $819,000 | 989 sq ft · $827 psf | ~86 yrs | Nov 2025 | Previous 4-room record |
Look at the last two rows again, because this is the single most interesting thing in the Yishun data and I have not seen one person write about it.
In November 2025, Yishun’s four-room record belonged to Adora Green — a DBSS project completed in 2013, high floor, 989 square feet, eighty-six years of lease left. $819,000. Textbook. Newest stock, best finishes, longest lease, highest price. That is how the HDB market is supposed to work, and in every other town in this series it does: DBSS flats and newly-MOP blocks sit at the top of the town board.
Six months later, a flat in Blk 390 Yishun Avenue 6 — a block completed in 1988, thirty-eight years old, roughly fifty years of lease remaining, eighty-six square feet smaller — sold for around $950,000. That is $131,000 more in absolute terms and $224 per square foot more than the DBSS.
The two blocks sit within about 700 metres of each other. Same town, same amenities, same MRT walk, same schools. The older flat won on price per square foot by 27%.
What that tells you. In Yishun, the premium is not being paid for lease or for newness. It is being paid for location within the town and for floor plate — the old blocks near the town centre and along the Avenue 4/Avenue 6 spine sit closer to Northpoint City, the interchange and the pond, and the 1980s layouts are more usable than the numbers suggest. A buyer who has decided on Yishun is not choosing between Yishun and Bishan. They are choosing between one part of Yishun and another, and in that fight, address beats birth certificate.
If you own an older, well-located Yishun flat and someone told you “your lease is too short, price it down,” get a second opinion. The May 2026 caveat says otherwise.
The million-dollar question
Yishun does not appear in the headline million-dollar-flat coverage the way Toa Payoh and Queenstown do. In August 2026 — the record month, when Singapore logged 201 million-dollar HDB flats in a single month for the first time ever — the twenty-four non-mature million-dollar deals went overwhelmingly to Hougang (fourteen of them), with Woodlands taking five and the remainder split across Bukit Batok, Bukit Panjang, Jurong East and Sengkang. Yishun took none.
And yet CheckHowMuch’s block-level tracker counts twenty-three Yishun blocks that have touched the million-dollar mark at some point, eight of them for the first time in 2026 — and the town’s median multi-generation price now sits at roughly $1.19 million.
Both of those are consistent once you see the mechanism. Yishun’s million-dollar flats are almost never four-rooms. They are executives, jumbos and multi-gens — very big, very rare formats where the quantum crosses a million because of size, not because of psf. In Toa Payoh a million-dollar flat is a $1,300-psf four-room. In Yishun it is a $650-psf jumbo that happens to be 1,948 square feet. Completely different animals, and they respond to completely different demand.
Market 1: the volume engine
Four-rooms and three-rooms are 76% of everything that trades in Yishun — 1,204 of roughly 1,575 annual deals. This is the part of the market most Yishun owners actually live in, and it is the part where I would be most careful right now.
The medians are honest: $555,000 for a four-room at $552 psf, $433,000 for a three-room at $599 psf. Note the inversion — three-rooms carry a higher psf than four-rooms and five-rooms, which is normal across Singapore (smaller flats always price higher per foot) but worth remembering when you compare listings on a psf basis and think you’ve found a bargain.
CheckHowMuch’s street-level medians put Yishun Avenue 4 at the top of the town at about $500,000 and Yishun Avenue 5 at the bottom at about $349,000 — a spread of roughly 43% between the best and worst streets in the same town. That is a wider intra-town spread than most people expect, and it is the number I would want in front of me before agreeing to any “market price” figure an agent quotes for “a Yishun flat.”
The lease profile you need to know. Roughly a third of Yishun blocks now have under sixty years of lease remaining, and the town’s stock spans leases from about fifty to ninety-three years. The average sits near seventy-four years. That is comfortable today. But a fifty-year-lease flat is a different financial product from a seventy-five-year one — CPF usage tightens as the lease stops covering the youngest owner to age ninety-five, and bank loan tenure compresses. Two flats on the same street can price the same and finance completely differently. I go through the mechanics in the jumbo flat guide, and it applies just as hard to an ordinary Yishun four-room.
Market 2: the big-flat trophy tier
Sixty-seven executive transactions a year. Maybe a hundred if you count jumbos and multi-gens separately. Against 783 four-room deals, that is a rounding error in volume — and it is where every Yishun record lives.
Executive median: $905,000 at $582 psf. That is roughly 63% above the town’s four-room median, for a format that typically runs 1,400 to 1,600 square feet. The town record — the $1.28 million jumbo at Blk 654 Nee Soon Central View — is 1,948 square feet at $657 psf. To buy that much floor area anywhere in the mature belt you would be looking at $1.6 million and up, if you could find one at all.
Multi-gen flats: seven blocks in all of Singapore
Yishun holds two of them. Multi-generation flats were built in the late 1980s as a three-room unit joined to a studio apartment — 1,400 to 1,900-plus square feet under one address, designed so three generations could live together with some separation. They exist in only seven blocks island-wide: Bishan Streets 11 and 12, Tampines Street 42, and Yishun Street 61 and Avenue 4. Since 2013 the equivalent new-build is branded a 3Gen flat.
They launched at $80,000 to $140,000. Yishun’s median multi-gen resale price is now around $1.19 million, and the town has produced what 99.co reports as Singapore’s second-highest multi-gen sale at $1.212 million.
Why the trophy tier is firm and the engine is soft. Two demand taps opened in 2026 and both point at big flats. The removal of the 15-month wait-out period in July let private-property downgraders buy an HDB flat immediately after selling — and downgraders coming out of a condo or a terrace do not want a 90 sq m four-room, they want space. In August, the first full month of that data, executive flats made up about 26% of all million-dollar HDB deals, against roughly 19.7% in the second quarter. Meanwhile the income ceiling for BTO went from $14,000 to $16,000, widening the buyer pool underneath.
Neither tap creates a single new executive or multi-gen flat. HDB stopped building them decades ago. Supply is fixed, permanently, and demand just got two boosts. That is the whole argument, and it is why I’d tell a Yishun executive owner that the next twelve months are a genuinely good window. I make the fuller case in the executive maisonette piece.
Market 3: Chencharu — 10,000 homes inside your own town
This is the part of the Yishun story that changes how I’d advise a seller, and it is almost entirely absent from the town dashboards.
Chencharu is a 70-hectare site bounded by Yishun Avenues 1 and 2 and Sembawang Road, and HDB’s masterplan puts around 10,000 new homes there by 2040 — at least 80% of them public housing, so roughly 8,000 HDB flats, with about 2,000 private units making up the rest. The first BTO project launched in June 2024 with around 1,270 units. Projects roll out progressively from there. The official HDB masterplan release lays out the full picture.
What’s going in alongside the flats is not filler. A heritage park built around an adapted colonial-era bungalow. A mixed-use integrated development carrying a bus interchange, a hawker centre and shops. A 400-metre bus-only corridor called Chencharu Link. A new educational institution and a nursing home. The Live Turtle and Tortoise Museum relocating in. Khatib MRT on the doorstep.
And the November 2026 BTO exercise puts roughly 1,580 more flats at Chencharu — one of seven projects in an exercise totalling about 7,960 units across Bedok’s Bayshore, Toa Payoh’s Caldecott, Geylang’s Mattar, Sembawang North, Tengah and Yishun. The HFE application deadline for that ballot is 25 September 2026, and if you are thinking about applying, that date is closer than it looks — HFE processing can take around twenty-one working days. I set out the full exercise, the tier estimates and the who-should-apply calls in the November BTO preview.
The other Yishun supply line
On the private side, Frasers Property is redeveloping the old Yishun 10 site — the multiplex that closed in March — into a mixed-use project with roughly 110 residences plus retail, with a launch reported for mid-2027. Small in unit terms, but it matters as a signal: private developers are now willing to underwrite Yishun Central, which they have not done in a long time. For an HDB owner near the town centre, that is a slow tailwind on the address, not a threat.
The supply math sellers keep skipping
Here is the arithmetic I’d want any Yishun four-room owner to sit with for two minutes.
| Period | What arrives | Effect on the 4-room resale market |
|---|---|---|
| Now – 2029 | Nothing new. Chencharu BTOs are building; June 2024 batch not yet completed | Neutral to positive. Post-wait-out demand, wider income ceilings, no competing stock |
| ~2030 – 2032 | First Chencharu BTOs complete and begin hitting their 5-year MOP | Negative. Brand-new, long-lease, integrated-development flats compete directly with 40-year-old four-rooms |
| 2032 – 2040 | Remaining ~7,000 Chencharu public units roll through completion and MOP in waves | Sustained pressure on the older ring; the gap between “new Yishun” and “old Yishun” widens |
Compare that with the towns I’ve covered where the supply pipeline is Plus or Prime classified — Toa Payoh, Bedok’s Bayshore, Bukit Merah. Those flats carry a ten-year MOP, which means they cannot reach the resale market until the 2040s. Their existing owners are effectively supply-protected for two decades.
Yishun’s Chencharu flats are expected to be largely Standard-tier — five-year MOP. HDB confirms classifications only at each launch, so treat that as the working assumption rather than gospel. But if it holds, Yishun’s older stock faces competing resale supply roughly a full decade earlier than the mature-estate towns do. That is not a crisis. It is a timing fact, and timing facts are what sellers pay agents to think about.
The thing I’d say out loud to a client. If you own an older Yishun four-room and you know you’ll be moving within five years anyway — school, job, downsizing, upgrading — the window between now and roughly 2029 is materially better than the window after it. Not because prices will crash. Because after 2030 your buyer has an alternative you can’t match on lease, layout or amenity, and you’ll be competing on price alone. I’d rather sell into a market where I have an argument.
What a Yishun HDB resale flat actually costs you
Two worked cases — one at each end of the town.
Case A: the ordinary four-room at $555,000
A young couple buying a median Yishun four-room. Assume 20% down under an HDB loan at the current 2.6% concessionary rate, so about $111,000 down (CPF and cash) and a $444,000 loan over 25 years.
| Line | HDB loan (2.6%) | Bank loan (~1.40% fixed) |
|---|---|---|
| Loan amount (25 yrs) | $444,000 | $416,250 (75% LTV) |
| Indicative monthly instalment | ~$2,014 | ~$1,644 |
| Income needed at MSR 30% | ~$6,715/mth | ~$5,480/mth |
| Stress-tested at HDB’s 3% floor / MAS 4% | ~$7,020/mth | ~$7,320/mth |
| Buyer’s stamp duty | ~$11,850 | |
Round it: a Yishun four-room is a roughly $7,000-a-month household purchase once you stress-test it properly, which is comfortably inside the raised $16,000 BTO income ceiling and well inside what a dual-income couple in their early thirties earns. That accessibility is the entire reason Yishun does 1,575 deals a year. Run your own version with the free calculators at listings.sg/tools before you commit to a number.
Case B: the $1.28 million jumbo
Now the other end. A downgrader selling a condo and buying a Yishun jumbo executive at, say, $1.2 million.
Because it’s an HDB purchase, the Mortgage Servicing Ratio caps repayments at 30% of income. On an HDB loan at 2.6% over 25 years, a $960,000 loan runs roughly $4,355 a month — call it $14,500 of monthly household income at MSR, or nearer $15,200 once you stress at 3%. Take a bank loan instead and MAS’s 4% floor pushes the income requirement past $15,500.
But here’s the catch that catches people: the lease. That jumbo has about sixty-six years left. For a couple in their fifties, CPF usage rules mean the lease needs to cover the younger owner to age ninety-five for full CPF deployment — a sixty-six-year lease does that for someone under twenty-nine. It doesn’t for a fifty-five-year-old. More of the purchase has to come from cash, and the loan tenure shortens, which pushes the monthly payment up rather than down.
The rule I’d give you: in Yishun’s trophy tier you are not buying square feet, you are buying lease-adjusted square feet. A 1,948 sq ft flat with sixty-six years left and a 1,600 sq ft flat with eighty-five years left are not the same purchase, whatever the psf table says. Price the lease first, then admire the size.
If you’re selling in Yishun
| You own | My read | What I’d do |
|---|---|---|
| Executive / jumbo / multi-gen | Strongest position in the town. Fixed supply, two fresh demand taps, records still being set | Go now, or at least go before the Q1 2027 BTO news cycle. Price against the $1.28m record and the $905k median, not against your neighbour’s four-room |
| 4-room, well-located (Ave 4 / Ave 6 / town centre spine) | Better than the median suggests — Blk 390 proves address beats age here | Market the location hard, not the lease. Get a proper valuation before you set the ask; the intra-town spread is 40%+ |
| 4-room, outer ring, shorter lease | Most exposed to Chencharu from ~2030 | If you’re moving within five years anyway, bring it forward. If you’re staying fifteen, ignore all of this and enjoy your flat |
| 3-room | Highest psf in the town, deep buyer pool of singles and right-sizers | Fine either way. This is the most liquid slice of a liquid town |
| Newly-MOP (Adora Green and similar) | Competing against your own DBSS neighbours, and now against a resurgent old-stock market | Don’t assume newest = highest. Check the actual caveats on the older blocks nearby first |
One more seller note, and it applies island-wide: if you bought within the last four years, check your Seller’s Stamp Duty position before you list. The SSD rules changed in 2025 and the holding period is longer than most owners remember. Timing your listing around an SSD cliff is the cheapest money you will ever make.
If you’re buying in Yishun
| Buyer | Yishun verdict | Why |
|---|---|---|
| Young family, budget under $650k, want a four-room they don’t have to fight for | Yes | 783 four-room deals a year means real choice and real comparables. Nowhere else offers this depth at this price |
| Downgrader from private wanting maximum floor area for under $1.3m | Yes | Jumbos and multi-gens simply don’t exist at this price anywhere else. Just price the lease properly |
| Multi-generation household, three generations under one roof | Yes, strongly | Two of Singapore’s seven multi-gen blocks are here. It is a genuinely scarce product |
| Buyer whose office is in the CBD and who values commute above all | No | 45–55 minutes peak to Raffles Place on the NSL. The price discount is the commute, priced |
| Buyer chasing an elite primary school ballot | No | Solid neighbourhood schools — Naval Base, Huamin, Chongfu, Northland — but no school-belt clustering |
| Investor hunting capital appreciation over five years | Careful | Five-year block growth averaged about 33% — mid-pack. Chencharu supply lands inside a typical hold period |
| Buyer who wants a brand-new flat and can wait | Ballot Chencharu | New precinct, integrated development, bus interchange, hawker centre, Khatib MRT. HFE deadline 25 Sep for the November exercise |
The rental angle
Yishun’s average asking rent runs around $3,005 a month against an average resale price near $558,000 — a gross yield in the mid-6% range on those figures, which is high by HDB standards and much higher than anything you’d get on a suburban condo. Before anyone gets excited: you cannot rent out a flat during MOP, whole-flat rental needs HDB approval, and the yield is high precisely because the capital value is low. It is a cash-flow story, not a wealth-building one. The comparison with condo yields is worth understanding properly — I laid out the real net returns after costs in my D19 yield study [DRAFT], and the honest answer is that neither product self-funds.
The honest risk list
Every town piece I write ends with the case against, because an agent who only tells you the good half is selling, not advising.
- The records are thin. Sixty-seven executive transactions a year. The $1.28m jumbo is one deal. One. Do not price your flat off a single caveat, in either direction.
- Chencharu is real and it is large. Ten thousand homes inside one town boundary is the biggest single-town supply programme of any market in this series. It will land, and it will land on the older ring first.
- Yishun is a price-taker, not a price-maker. When the island-wide index softens, non-mature value towns feel it before mature ones do. The August flash showed the first month-on-month uptick in a while at +0.1%, but the year-on-year figure was still −0.5%. The Q3 flash on 1 October is the next real read.
- A third of the blocks are under sixty years of lease. That share only grows. Lease decay is a slow problem right up until it is a fast one, and it hits the cheapest stock hardest because those buyers have the least CPF flexibility.
- The commute is not going to improve. No new line is coming to Yishun. Three NSL stations is what the town has and what it will have.
- Reported records lag reality. Caveats lodge two to eight weeks after the news reports them. Anything in this article dated in the last two months should be treated as reported, not confirmed.
My verdict on Yishun HDB resale in 2026
Yishun is the most misjudged town in Singapore’s HDB market, and the misjudgement runs in both directions.
People underrate it as a place to buy. Fifteen hundred transactions a year, seven hundred blocks, a median four-room at $555,000, three MRT stations, a hospital, a proper town centre, and a brand-new 10,000-home precinct being built inside its own boundary with a hawker centre and bus interchange attached. That is not a compromise town. That is a functioning, liquid, improving town that happens to be forty-five minutes from Raffles Place, and the price you pay is exactly that commute and nothing more.
And people overrate the safety of its ordinary stock. Chencharu means Yishun’s older four-rooms will face competing new-build resale supply from around 2030 — roughly a decade before the mature-estate towns face theirs. If you own an older Yishun four-room and you’re going to move within five years, move in the earlier half of that window, not the later.
The one part of this town I’d hold with both hands is the big-flat tier. Executives, jumbos, multi-gens — 1,400 to 1,950 square feet, fixed supply, no new construction ever, and two demand taps that opened in 2026 pointing straight at them. A $1.28 million record on a $657 psf basis is not an expensive flat. It is a large one, in a market that has stopped making large ones.
新加坡买房，就找对的团队。Buy the lease and the layout, not the postcode’s reputation.
Thinking of selling or buying in Yishun?
I’ll pull the actual caveats for your block — not the town median — and tell you honestly which of the three Yishun markets your flat sits in.
WhatsApp me directly at 8986 1688
Free valuation at buycondo.sg · property videos and market breakdowns at buyers.sg · calculators at listings.sg/tools
Frequently asked questions
What is the average Yishun HDB resale price in 2026?
The town median sits around $538,000 across all flat types on twelve-month data to late August 2026, at roughly $572 per square foot. By type: 3-room around $433,000, 4-room around $555,000, 5-room around $690,000, and executive around $905,000. Note that different data providers compute town medians on different bases — a same-month median can read much lower than a twelve-month one — so always compare like with like.
What is the highest price ever paid for a Yishun HDB flat?
$1.28 million, for a 1,948 sq ft executive jumbo at Blk 654 Nee Soon Central View on Yishun Avenue 4, sold in June 2025 at about $657 psf with roughly sixty-six years of lease remaining. It beat the previous town high of $1.2 million set in March 2024. Yishun has also produced what 99.co reports as Singapore’s second-highest multi-generation flat sale at $1.212 million.
Are there million-dollar flats in Yishun?
Yes, but they are big-format flats, not four-rooms. Yishun’s million-dollar deals are overwhelmingly executives, jumbos and multi-generation flats where the quantum crosses a million because of sheer size at a modest psf — unlike Toa Payoh or Queenstown, where million-dollar four-rooms trade above $1,200 psf. Yishun’s median multi-gen price is now around $1.19 million.
Is Yishun a good place to buy an HDB flat?
For a family with a budget under about $650,000 who can live with a 45-to-55-minute peak commute to the CBD, it is one of the strongest value propositions in Singapore — deep liquidity, real choice, three MRT stations, a full town centre, and a major new precinct under construction. For a buyer who prioritises commute time or an elite school ballot, it isn’t the right town, and the price discount reflects exactly that.
What is Chencharu and how will it affect Yishun resale prices?
Chencharu is a 70-hectare new housing precinct within Yishun, bounded by Yishun Avenues 1 and 2 and Sembawang Road, planned for around 10,000 homes by 2040 with at least 80% public housing. The first BTO launched in June 2024 and about 1,580 more units are expected in the November 2026 exercise. The near-term effect on resale is neutral — nothing has completed yet. The medium-term effect, from roughly 2030 when the first batches finish their MOP, is competing supply against Yishun’s older four-room stock.
How long is the remaining lease on most Yishun flats?
The town average is around seventy-four years, with individual blocks spanning roughly fifty to ninety-three years. About a third of Yishun blocks now have under sixty years remaining. That matters for CPF usage and loan tenure — the lease needs to cover the youngest owner to age ninety-five for full CPF deployment — so two flats at the same asking price can require very different amounts of cash.
Should I sell my Yishun flat now or wait?
It depends which flat you own. If it’s an executive, jumbo or multi-gen, the current window is strong: supply is permanently fixed, the wait-out removal and higher income ceilings both added demand in 2026, and records are still being set. If it’s an older four-room in the outer ring and you expect to move within five years anyway, I’d lean towards the earlier part of that window rather than the later, because Chencharu’s first MOP wave lands around 2030. If you’re staying long-term, none of this should change your plans.
Why did an older Yishun flat sell for more than the DBSS?
Because in Yishun, position within the town and floor plate are outweighing lease and newness. In May 2026 a 903 sq ft four-room in a 1988 block on Yishun Avenue 6 sold for around $950,000 at $1,051 psf, beating Adora Green’s DBSS record of $819,000 at $827 psf set six months earlier — despite being smaller and having roughly thirty-six fewer years of lease. The two blocks sit about 700 metres apart. Buyers who have already chosen Yishun are choosing between parts of Yishun, and the older town-centre spine wins that fight.
Disclaimer: This article is for general information only and does not constitute financial, legal or investment advice. Figures are drawn from publicly available market data as at 10 September 2026 and are subject to revision — HDB resale caveats typically lodge two to eight weeks after a transaction is reported in the media, and quarterly flash estimates are revised at the full release. Financing calculations are illustrative and assume indicative interest rates prevailing in September 2026; your own eligibility, CPF position, loan tenure and stamp duty will differ. Always verify current rules and figures with HDB, CPF Board, IRAS and your bank or mortgage broker before committing. Gary Lim, CEA Registration No. R009877B, ERA Realty Network Pte Ltd, CEA Licence No. L3002382K.
