Blk 165 Yishun Ring Rd
Completed 1986 · 13 storeys · 123 flats · 61 years 02 months remaining · 32 resale transactions on record · adjoined flats on the record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 1986
What the record shows
A 3-room here sold for $377,000 in May 2026. The same flat type in this block averaged $287,667 in 2020 - a gain of $89,333 - about $41 a day while the owner slept.
In this block, 3-room flats from floor 9 up have sold for a median of $350,000 - $30,000 less than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2027 - the line where CPF usage rules begin tightening for buyers. In Yishun over the last two years, flats below that line sold at a median 7% below their younger neighbours' PSF (1,008 sales).
Across Yishun, roughly 4,444 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Yishun median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,100/mo | $2,100–$2,800 | $2,650/mo | - | 3 |
| 4-ROOM | $2,800/mo | $2,500–$3,100 | $3,100/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Yishun · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 23 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | 01 to 03 | 64 | $377,000 | $547 | 61y 02m |
| Jan 2026 | 3 ROOM | 13 to 15 | 64 | $418,000 | $607 | 61y 05m |
| Oct 2025 | 3 ROOM | 04 to 06 | 64 | $400,000 | $581 | 61y 08m |
| Sept 2025 | 3 ROOM | 01 to 03 | 64 | $392,000 | $569 | 61y 10m |
| May 2025 | 3 ROOM | 04 to 06 | 64 | $408,000 | $592 | 62y 02m |
| May 2025 | 4 ROOM | 01 to 03 | 103 | $510,000 | $460 | 62y 01m |
| Apr 2025 | 3 ROOM | 13 to 15 | 64 | $418,000 | $607 | 62y 03m |
| Oct 2024 | 4 ROOM | 04 to 06 | 103 | $515,000 | $465 | 62y 09m |
| Jul 2024 | 3 ROOM | 04 to 06 | 64 | $382,000 | $555 | 63y |
| Jun 2024 | 3 ROOM | 10 to 12 | 64 | $388,000 | $563 | 63y 01m |
| Apr 2024 | 3 ROOM | 01 to 03 | 70 | $380,000 | $504 | 63y 04m |
| Apr 2024 | 3 ROOM | 01 to 03 | 64 | $380,000 | $552 | 63y 03m |
| Apr 2024 | 4 ROOM | 07 to 09 | 103 | $499,000 | $450 | 63y 04m |
| Nov 2023 | 3 ROOM | 01 to 03 | 64 | $350,000 | $508 | 63y 08m |
| Oct 2023 | 3 ROOM | 01 to 03 | 64 | $348,000 | $505 | 63y 08m |
| Sept 2023 | 4 ROOM | 04 to 06 | 103 | $460,000 | $415 | 63y 09m |
| May 2023 | 3 ROOM | 04 to 06 | 64 | $350,000 | $508 | 64y 02m |
| Apr 2023 | 3 ROOM | 07 to 09 | 64 | $338,000 | $491 | 64y 03m |
| Jan 2023 | 4 ROOM | 13 to 15 | 103 | $472,500 | $426 | 64y 07m |
| Sept 2022 | 3 ROOM | 10 to 12 | 64 | $350,000 | $508 | 64y 10m |
| Aug 2022 | 3 ROOM | 13 to 15 | 64 | $340,000 | $494 | 64y 11m |
| Oct 2021 | 3 ROOM | 13 to 15 | 64 | $300,000 | $435 | 65y 09m |
| Oct 2021 | 3 ROOM | 10 to 12 | 64 | $305,000 | $443 | 65y 09m |
| Mar 2021 | 4 ROOM | 07 to 09 | 103 | $438,000 | $395 | 66y 03m |
| Aug 2020 | 4 ROOM | 07 to 09 | 103 | $330,000 | $298 | 66y 11m |
| Jul 2020 | 3 ROOM | 10 to 12 | 64 | $258,000 | $375 | 66y 11m |
| Apr 2020 | 5 ROOM | 10 to 12 | 128 | $500,000 | $363 | 67y 02m |
| Sept 2019 | 3 ROOM | 07 to 09 | 64 | $238,000 | $345 | 67y 09m |
| Jul 2019 | 3 ROOM | 04 to 06 | 64 | $240,000 | $348 | 68y |
| Jan 2019 | 4 ROOM | 01 to 03 | 103 | $280,500 | $253 | 68y 05m |
Who lives in Yishun
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1986 · same generation
3-room median within $5k of this block
built 1986 · same generation
3-room median $7k above this block · 6 vs 7 sales
built 1986 · same generation
3-room median $20k above this block · 8 vs 7 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.