Blk 328 Yishun Ring Rd
Completed 1987 · 11 storeys · 60 flats · 61 years remaining · 18 resale transactions on record · maisonettes on the record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
11 storeys · completed 1987
What the record shows
A executive here sold for $840,000 in Jul 2026. The same flat type in this block averaged $652,500 in 2021 - a gain of $187,500 - about $103 a day while the owner slept.
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 |
|---|---|---|---|---|---|
| EXECUTIVE | $3,700/mo | $3,000–$3,900 | $3,700/mo | 5.2% | 4 |
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 · 12 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | EXECUTIVE | 04 to 06 | 142 | $840,000 | $550 | 61y |
| Feb 2026 | EXECUTIVE | 07 to 09 | 146 | $865,000 | $550 | 61y 04m |
| Sept 2025 | EXECUTIVE | 01 to 03 | 142 | $842,500 | $551 | 61y 10m |
| Aug 2025 | EXECUTIVE | 07 to 09 | 142 | $850,000 | $556 | 61y 11m |
| Jun 2025 | EXECUTIVE | 04 to 06 | 146 | $895,000 | $570 | 62y |
| Feb 2025 | EXECUTIVE | 01 to 03 | 142 | $845,000 | $553 | 62y 05m |
| Jun 2024 | EXECUTIVE | 04 to 06 | 142 | $850,000 | $556 | 63y 01m |
| Dec 2023 | EXECUTIVE | 07 to 09 | 142 | $798,000 | $522 | 63y 07m |
| Jan 2023 | EXECUTIVE | 04 to 06 | 145 | $750,000 | $481 | 64y 05m |
| Nov 2021 | EXECUTIVE | 01 to 03 | 146 | $668,000 | $425 | 65y 08m |
| Aug 2021 | EXECUTIVE | 10 to 12 | 146 | $690,000 | $439 | 65y 11m |
| Jul 2021 | EXECUTIVE | 07 to 09 | 146 | $627,000 | $399 | 65y 11m |
| May 2021 | EXECUTIVE | 10 to 12 | 142 | $625,000 | $409 | 66y 02m |
| Nov 2019 | EXECUTIVE | 07 to 09 | 142 | $565,000 | $370 | 67y 08m |
| Nov 2019 | EXECUTIVE | 04 to 06 | 146 | $538,000 | $342 | 67y 07m |
| May 2018 | EXECUTIVE | 07 to 09 | 142 | $528,888 | $346 | 69y 01m |
| Aug 2017 | EXECUTIVE | 01 to 03 | 146 | $525,000 | $334 | 69y 11m |
| Jan 2017 | EXECUTIVE | 10 to 12 | 142 | $560,000 | $366 | 70y 06m |
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.
executive median $63k above this block · 7 vs 6 sales
built 1986 · same generation
built 1986 · same generation
built 1988 · same generation
executive median $41k above this block · 3 vs 6 sales
built 1988 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.