Blk 452 Yishun Ring Rd
YISHUN RING RD · YISHUN · Singapore 760452 · D27
Median PSF · 12m
S$627
Median price · 12m
S$452K
Latest sale
S$550K
Oct 2026
1-year change
+7.9%
Sales · 12m
10
118 all time
Gross yield
6.32%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +25.0%
- Annualised
- +4.8%
- Transactions
- 71
- 1 year
- +7.9%
- 3 years p.a.
- +4.6%
- 5 years p.a.
- +8.1%
- Median size
- 990 sqft
Against the neighbourhood
How it compares within D27
Yishun, Sembawang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 452 Yishun Ring Rd | D27 median | Difference |
|---|---|---|---|
| Median PSF | S$627 | S$571 | +9.9% |
| Median price | S$452K | S$565K | -20.0% |
| Gross rental yield | 6.32% | 6.46% | -0.1 pts |
| 1-year price change | +7.9% | -2.9% | +10.8 pts |
This development trades about 10% above the D27 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,400
Contracts · 12m
2
Implied annual rent
S$29K
Gross yield
6.32%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 1 | S$2,800 |
| 4 ROOM | 1 | S$2,000 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%52
Gross yield against every other development in its segment.
- Supply riskweight 10%52
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%22
How its median price per square foot compares with its own district.
- Locationweight 15%17
Distance to the nearest rail station, plus schools within 1 km. Nearest is Yishun MRT at 1.4 km.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Yishun MRT1.4 km
- Khatib MRT1.5 km
Schools within 2 km
- Northbrooks Secondary Schoolsecondary (s1-s5)140 m
- Northland Primary Schoolprimary510 m
- Huamin Primary Schoolprimary560 m
- North View Primary Schoolprimary680 m
- Chung Cheng High School (Yishun)secondary (s1-s5)950 m
- Naval Base Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- NORTH GAIASing Holdings (Yishun) Pte Ltd616 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 07 TO 09 | 84 yr 11 mo |
| Oct 2026 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 07 TO 09 | 84 yr 11 mo |
| Sep 2026 | 2 ROOM | S$368,000 | 506 sqft | S$727 | 04 TO 06 | 85 yrs |
| Sep 2026 | 2 ROOM | S$368,000 | 506 sqft | S$727 | 04 TO 06 | 85 yrs |
| Aug 2026 | 4 ROOM | S$548,888 | 990 sqft | S$554 | 07 TO 09 | 85 yrs |
| Aug 2026 | 4 ROOM | S$548,888 | 990 sqft | S$554 | 07 TO 09 | 85 yrs |
| Jul 2026 | 3 ROOM | S$452,000 | 721 sqft | S$627 | 01 TO 03 | 85 yr 2 mo |
| Jul 2026 | 3 ROOM | S$452,000 | 721 sqft | S$627 | 01 TO 03 | 85 yr 2 mo |
| May 2026 | 2 ROOM | S$368,000 | 506 sqft | S$727 | 13 TO 15 | 85 yr 4 mo |
| May 2026 | 2 ROOM | S$368,000 | 506 sqft | S$727 | 13 TO 15 | 85 yr 4 mo |
| Oct 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 01 TO 03 | 85 yr 11 mo |
| Oct 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 01 TO 03 | 85 yr 11 mo |
| Aug 2025 | 4 ROOM | S$592,888 | 990 sqft | S$599 | 07 TO 09 | 86 yrs |
| Aug 2025 | 4 ROOM | S$592,888 | 990 sqft | S$599 | 07 TO 09 | 86 yrs |
| Aug 2025 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 01 TO 03 | 86 yr 1 mo |
| Aug 2025 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 01 TO 03 | 86 yr 1 mo |
| Apr 2025 | 4 ROOM | S$620,888 | 1,044 sqft | S$595 | 13 TO 15 | 86 yr 5 mo |
| Apr 2025 | 4 ROOM | S$620,888 | 1,044 sqft | S$595 | 13 TO 15 | 86 yr 5 mo |
| Dec 2024 | 4 ROOM | S$585,000 | 990 sqft | S$591 | 07 TO 09 | 86 yr 9 mo |
| Dec 2024 | 4 ROOM | S$585,000 | 990 sqft | S$591 | 07 TO 09 | 86 yr 9 mo |
| Dec 2024 | 4 ROOM | S$560,888 | 990 sqft | S$566 | 04 TO 06 | 86 yr 10 mo |
| Dec 2024 | 4 ROOM | S$560,888 | 990 sqft | S$566 | 04 TO 06 | 86 yr 10 mo |
| Oct 2024 | 4 ROOM | S$620,000 | 1,044 sqft | S$594 | 10 TO 12 | 86 yr 11 mo |
| Oct 2024 | 4 ROOM | S$620,000 | 1,044 sqft | S$594 | 10 TO 12 | 86 yr 11 mo |
| Aug 2024 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 07 TO 09 | 87 yr 1 mo |
| Aug 2024 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 07 TO 09 | 87 yr 1 mo |
| Jul 2024 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 04 TO 06 | 87 yr 3 mo |
| Jul 2024 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 04 TO 06 | 87 yr 3 mo |
| Jun 2024 | 2 ROOM | S$340,000 | 506 sqft | S$672 | 10 TO 12 | 87 yr 3 mo |
| Jun 2024 | 2 ROOM | S$340,000 | 506 sqft | S$672 | 10 TO 12 | 87 yr 3 mo |
| Jan 2024 | 4 ROOM | S$485,000 | 990 sqft | S$490 | 01 TO 03 | 87 yr 8 mo |
| Jan 2024 | 4 ROOM | S$485,000 | 990 sqft | S$490 | 01 TO 03 | 87 yr 8 mo |
| Dec 2023 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 04 TO 06 | 87 yr 10 mo |
| Dec 2023 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 04 TO 06 | 87 yr 10 mo |
| Oct 2023 | 4 ROOM | S$545,888 | 990 sqft | S$551 | 10 TO 12 | 87 yr 11 mo |
| Oct 2023 | 4 ROOM | S$545,888 | 990 sqft | S$551 | 10 TO 12 | 87 yr 11 mo |
| Oct 2023 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 04 TO 06 | 87 yr 10 mo |
| Oct 2023 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 04 TO 06 | 87 yr 10 mo |
| Jul 2023 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 13 TO 15 | 88 yr 1 mo |
| Jul 2023 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 13 TO 15 | 88 yr 1 mo |
Showing the 40 most recent of 118 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448 Yishun Ring Rd
S$545
-5.3%6 sales6.1% yield
Blk 439 Yishun Ave 11
S$465
-3.7%6 sales6.9% yield
Blk 451 Yishun Ring Rd
S$561
-7.1%6 sales6.4% yield
Blk 440 Yishun Ave 11
S$498
-2.3%4 sales6.7% yield
Blk 438 Yishun Ave 11
S$769
+4.1%4 sales8.0% yield
Blk 446 Yishun Ave 11
S$631
+11.6%6 sales6.6% yield
Blk 426B Yishun Ave 11
S$571
-5.0%2 sales6.6% yield
Blk 449 Yishun Ring Rd
S$565
-5.0%8 sales6.3% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.