Prices · Yishun · Yishun Ring Road · D27 Yishun
Block 165 Yishun Ring Road
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What this block is
| Address | Block 165 Yishun Ring Road, Yishun, Singapore 760165 |
| Flat types here | 3-room, 4-room, 5-room — on the evidence of 33 sales since June 2018, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 689 sq ft, 4-room about 1,109 sq ft, 5-room about 1,378 sq ft (689 to 1,378 sq ft across the block) |
| Lease | 99 years from 1988, expiring 2087 — 61 years left |
| Floors that have sold | 1 to 15, so the block stands at least 15 storeys |
| Flat models | Simplified, Model A, Adjoined flat |
| Town and district | Yishun, district 27 (Yishun, Sembawang) |
| Compare it with | the rest of Yishun Ring Road, 3-room flats across Yishun |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,093 for every month of the 61 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $109,500 |
| Mortgage interest over 25 years | $126,790 |
| Running costs over the remaining lease | $263,520 |
| Total over the lease | $799,810 |
| Monthly while repaying | $1,783 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just four sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $350,000 | $235,000–$418,000 | 689 sq ft | 508 | 24 |
| 4-room | $466,250 | $280,500–$515,000 | 1,109 sq ft | 421 | 8 |
| 5-room | $500,000 | $500,000–$500,000 | 1,378 sq ft | 363 | 1 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $363,500 | 505 psf | 10 |
| 04 to 06 | $400,000 | 531 psf | 8 |
| 07 to 09 | $338,000 | 395 psf | 5 |
| 10 to 12 | $350,000 | 443 psf | 5 |
| 13 to 15 | $418,000 | 494 psf | 5 |
Year by year
| 2018 | $242,500 | 352 psf | two sales |
| 2019 | $240,000 | 345 psf | three sales |
| 2020 | $330,000 | 363 psf | three sales |
| 2021 | $305,000 | 435 psf | three sales |
| 2022 | $345,000 | 501 psf | two sales |
| 2023 | $350,000 | 498 psf | six sales |
| 2024 | $385,000 | 528 psf | six sales |
| 2025 | $408,000 | 581 psf | five sales |
| 2026 | $400,000 | 581 psf | three sales |
33 transactions in all, from June 2018 to Sept 2026. The flat models recorded here are Simplified, Model A, Adjoined flat.