Yishun 2-room HDB resale prices
A 2-room flat in Yishun sold for a median of $363,000 over the 12 months to Oct 2026 — $721 psf on a median of 506 sq ft — across 57 sales in 20 blocks. Half of those sales fell between $350,000 and $376,000.
What 2-room flats in Yishun actually sold for
One sale in ten went below $340,000 and one in ten above $388,000. The cheapest of the 57 was $318,000 and the dearest $395,500 — a spread of 1.2 times inside one flat type in one town, which is most of what a median hides. The lease is the usual reason: these flats have between 73 years and 94 years left.
| Cheapest sale | $318,000 |
| One in ten below | $340,000 |
| One in four below | $350,000 |
| Median | $363,000 |
| One in four above | $376,000 |
| One in ten above | $388,000 |
| Dearest sale | $395,500 |
Every block in Yishun where a 2-room sold
20 blocks, dearest per square foot first. Only 2-room sales count towards these medians, and some of these blocks sold just once in the year — the sales column says which, and a single sale is an anecdote rather than a rate.
Show the figures
| Block | Median price | Per sq ft | Size | Lease left | Sales |
|---|---|---|---|---|---|
| Blk 462A Yishun Avenue 6 | $360,000 | $880 | 409 sq ft | 92 | 1 |
| Blk 675A Yishun Avenue 4 | $386,000 | $854 | 457 sq ft | 91 | 2 |
| Blk 677A Yishun Ring Road | $395,500 | $782 | 506 sq ft | 91 | 1 |
| Blk 462B Yishun Avenue 6 | $390,000 | $771 | 506 sq ft | 92 | 1 |
| Blk 671B Yishun Avenue 4 | $390,000 | $771 | 506 sq ft | 91 | 1 |
| Blk 478A Yishun Street 44 | $360,000 | $767 | 506 sq ft | 94 | 3 |
| Blk 438 Yishun Avenue 11 | $330,000 | $766 | 431 sq ft | 73 | 3 |
| Blk 672A Yishun Avenue 4 | $362,000 | $751 | 506 sq ft | 91 | 5 |
| Blk 479A Yishun Street 42 | $380,000 | $751 | 506 sq ft | 94 | 3 |
| Blk 469B Yishun Street 43 | $380,000 | $751 | 506 sq ft | 92 | 1 |
| Blk 478C Yishun Street 44 | $376,000 | $743 | 506 sq ft | 94 | 3 |
| Blk 469A Yishun Street 43 | $375,000 | $741 | 506 sq ft | 92 | 2 |
| Blk 478B Yishun Street 44 | $375,000 | $741 | 506 sq ft | 94 | 1 |
| Blk 452 Yishun Ring Road | $368,000 | $727 | 506 sq ft | 85 | 2 |
| Blk 675C Yishun Avenue 4 | $365,000 | $721 | 506 sq ft | 91 | 1 |
| Blk 424A Yishun Avenue 11 | $363,000 | $718 | 506 sq ft | 88 | 3 |
| Blk 675B Yishun Avenue 4 | $361,500 | $715 | 506 sq ft | 91 | 4 |
| Blk 676A Yishun Ring Road | $357,500 | $707 | 506 sq ft | 91 | 2 |
| Blk 459 Yishun Avenue 11 | $352,000 | $681 | 517 sq ft | 86 | 13 |
| Blk 424B Yishun Avenue 11 | $340,000 | $672 | 506 sq ft | 88 | 5 |
- Blk 462A Yishun Avenue 6 · $880 psf · $360,000
- Blk 675A Yishun Avenue 4 · $854 psf · $386,000
- Blk 677A Yishun Ring Road · $782 psf · $395,500
- Blk 462B Yishun Avenue 6 · $771 psf · $390,000
- Blk 671B Yishun Avenue 4 · $771 psf · $390,000
- Blk 478A Yishun Street 44 · $767 psf · $360,000
- Blk 438 Yishun Avenue 11 · $766 psf · $330,000
- Blk 672A Yishun Avenue 4 · $751 psf · $362,000
- Blk 479A Yishun Street 42 · $751 psf · $380,000
- Blk 469B Yishun Street 43 · $751 psf · $380,000
- Blk 478C Yishun Street 44 · $743 psf · $376,000
- Blk 469A Yishun Street 43 · $741 psf · $375,000
- Blk 478B Yishun Street 44 · $741 psf · $375,000
- Blk 452 Yishun Ring Road · $727 psf · $368,000
- Blk 675C Yishun Avenue 4 · $721 psf · $365,000
- Blk 424A Yishun Avenue 11 · $718 psf · $363,000
- Blk 675B Yishun Avenue 4 · $715 psf · $361,500
- Blk 676A Yishun Ring Road · $707 psf · $357,500
- Blk 459 Yishun Avenue 11 · $681 psf · $352,000
- Blk 424B Yishun Avenue 11 · $672 psf · $340,000
Why the cheap end of that list is cheap
Before reading the ranking as a map of which blocks are better value, note what else differs along it. The five cheapest blocks for a 2-room here have a median of 88 years of lease left; the five dearest have 91 years. The two ends are close enough on lease that something else is doing the work here, most likely the floor and the exact location.
2-room flats across Singapore, by town
The same flat type in every town that cleared 20 sales, dearest per square foot first. This is the comparison that holds: a town-against-town ranking of all sales pooled would partly be ranking each town’s flat-type mix, since 2-room flats were 3 per cent of what sold in Yishun.
| Town | Median price | Per sq ft | Median size | Lease left | Sales |
|---|---|---|---|---|---|
| Punggol | $396,400 | $813 psf | 506 sq ft | 91 | 130 |
| Sembawang | $378,000 | $790 psf | 506 sq ft | 92 | 99 |
| Sengkang | $388,000 | $783 psf | 506 sq ft | 93 | 75 |
| Bukit Batok | $380,000 | $776 psf | 506 sq ft | 93 | 90 |
| Hougang | $385,250 | $771 psf | 506 sq ft | 92 | 42 |
| Woodlands | $379,000 | $751 psf | 506 sq ft | 91 | 36 |
| Yishun | $363,000 | $721 psf | 506 sq ft | 91 | 57 |
| Jurong West | $360,000 | $718 psf | 506 sq ft | 90 | 29 |
| Ang Mo Kio | $325,000 | $686 psf | 474 sq ft | 52 | 25 |
| Bedok | $325,000 | $676 psf | 484 sq ft | 59 | 22 |
| Queenstown | $300,000 | $648 psf | 506 sq ft | 50 | 23 |
| Geylang | $289,000 | $619 psf | 484 sq ft | 44 | 22 |
| Toa Payoh | $280,000 | $619 psf | 463 sq ft | 41 | 23 |
| Bukit Merah | $290,000 | $618 psf | 484 sq ft | 44 | 40 |
Yishun is the seventh dearest of 14 towns for a 2-room flat on this measure. The dearest is Punggol at $813 psf, the cheapest Bukit Merah at $618 psf.
2-room flats in Yishun, year by year
Every 2-room sale here since 2017 — 395 in all. The right-hand column counts the blocks that sold, because a change in the median between two years is partly a change in which blocks traded.
| Year | Median price | Per sq ft | Sales | Blocks that sold |
|---|---|---|---|---|
| 2017 | $240,000 | $479 psf | 12 | 3 |
| 2018 | $227,500 | $449 psf | 8 | 2 |
| 2019 | $221,500 | $445 psf | 30 | 5 |
| 2020 | $225,000 | $445 psf | 25 | 6 |
| 2021 | $250,000 | $530 psf | 17 | 6 |
| 2022 | $300,000 | $611 psf | 48 | 12 |
| 2023 | $316,500 | $647 psf | 70 | 18 |
| 2024 | $335,000 | $683 psf | 70 | 19 |
| 2025 | $360,000 | $721 psf | 71 | 18 |
| 2026 | $363,000 | $721 psf | 44 | 18 |
Other flat types in Yishun
Per square foot is the only column that compares across these, and even it reads low for the big flats: a larger flat costs more and less per square foot at the same time.
| Flat type | Median price | Per sq ft | Median size | Sales | Share of town |
|---|---|---|---|---|---|
| 3-room | $430,000 | $583 psf | 721 sq ft | 448 | 27% |
| 4-room | $550,000 | $547 psf | 1,001 sq ft | 828 | 49% |
| 5-room | $695,000 | $551 psf | 1,276 sq ft | 280 | 17% |
| Executive | $900,000 | $567 psf | 1,572 sq ft | 67 | 4% |
Questions
- How much does a 2-room resale flat in Yishun cost?
- The median was $363,000 over the 12 months to Oct 2026, across 57 sales in 20 blocks. Half of those sales fell between $350,000 and $376,000, and the full range ran from $318,000 to $395,500.
- What is the price per square foot of a 2-room flat in Yishun?
- $721 psf, on a median floor area of 506 sq ft. Per square foot is the measure that compares across flat types, and the headline price is not: a larger flat costs more in total and less per square foot at the same time.
- How many 2-room flats sold in Yishun in the past year?
- 57 sales in the 12 months to Oct 2026, across 20 blocks, and 395 since 2017. 2-room flats were 3 per cent of everything that resold in Yishun over those 12 months.
- Which block in Yishun has the cheapest 2-room flats?
- On a per-square-foot median, Blk 424B Yishun Avenue 11 at $672 psf from five sales, against $880 psf at Blk 462A Yishun Avenue 6. Lease is not what separates them here — the five cheapest blocks have a median of 88 years left and the five dearest 91 years — so the floor and the exact location are doing the work.
- Is Yishun expensive for a 2-room flat?
- Yishun is the seventh dearest of 14 towns for a 2-room flat, per square foot. The dearest is Punggol at $813 psf and the cheapest Bukit Merah at $618 psf. The comparison holds the flat type still, because a ranking of towns on all sales pooled would partly be ranking their flat-type mix.
- How much lease is left on 2-room flats in Yishun?
- Between 73 years and 94 years on the flats that sold, with a median of 91 years. An HDB flat is a 99-year lease, so the remaining lease is most of what separates a cheap block here from a dear one.
How this was worked out
Every figure on this page comes from the Housing Board’s resale transaction register on data.gov.sg, retrieved Oct 2026 — 395 sales of 2-room flats in Yishun since 2017, of which 57 sales fell in the 12 months to Oct 2026. These are completed transactions, not listings or asking prices. Medians are medians and never means, a flat type is published for a town only once it clears 20 sales in the year, and no price here is adjusted for inflation.