Blk 409 Yishun Ring Rd
Completed 1987 · 12 storeys · 110 flats · 61 years 06 months remaining · 27 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
12 storeys · completed 1987
What the record shows
In this block, 3-room flats from floor 8 up have sold for a median of $365,000 - $10,000 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 | $2,300/mo | $2,200–$2,600 | $2,650/mo | - | 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 · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 27
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 10 to 12 | 108 | $530,888 | $457 | 61y 06m |
| Jul 2025 | 3 ROOM | 04 to 06 | 74 | $450,000 | $565 | 62y 06m |
| Sept 2024 | 3 ROOM | 10 to 12 | 74 | $438,888 | $551 | 63y 04m |
| Sept 2023 | 4 ROOM | 10 to 12 | 104 | $500,000 | $447 | 64y 03m |
| Mar 2023 | 3 ROOM | 07 to 09 | 74 | $373,000 | $468 | 64y 09m |
| Jan 2023 | 3 ROOM | 01 to 03 | 74 | $330,888 | $415 | 65y |
| Jan 2023 | 3 ROOM | 10 to 12 | 74 | $365,000 | $458 | 65y |
| Nov 2022 | 4 ROOM | 10 to 12 | 104 | $470,000 | $420 | 65y 02m |
| Oct 2022 | 3 ROOM | 01 to 03 | 74 | $375,000 | $471 | 65y 03m |
| Aug 2022 | 4 ROOM | 07 to 09 | 108 | $460,000 | $396 | 65y 05m |
| Jun 2022 | 3 ROOM | 07 to 09 | 74 | $353,000 | $443 | 65y 07m |
| Apr 2022 | 3 ROOM | 10 to 12 | 74 | $358,888 | $451 | 65y 09m |
| Apr 2022 | 3 ROOM | 07 to 09 | 74 | $335,000 | $421 | 65y 08m |
| Oct 2021 | 4 ROOM | 04 to 06 | 104 | $438,000 | $391 | 66y 03m |
| Sept 2020 | 3 ROOM | 01 to 03 | 74 | $280,000 | $352 | 67y 04m |
| Aug 2020 | 3 ROOM | 04 to 06 | 74 | $270,000 | $339 | 67y 05m |
| Dec 2019 | 4 ROOM | 04 to 06 | 104 | $298,000 | $266 | 68y |
| Aug 2019 | 4 ROOM | 07 to 09 | 105 | $320,000 | $283 | 68y 05m |
| May 2019 | 4 ROOM | 01 to 03 | 108 | $303,000 | $261 | 68y 08m |
| Apr 2019 | 3 ROOM | 04 to 06 | 74 | $255,000 | $320 | 68y 08m |
| Apr 2019 | 3 ROOM | 10 to 12 | 74 | $280,000 | $352 | 68y 08m |
| Mar 2019 | 3 ROOM | 01 to 03 | 74 | $240,000 | $301 | 68y 09m |
| Oct 2018 | 3 ROOM | 04 to 06 | 74 | $240,000 | $301 | 69y 02m |
| Apr 2018 | 4 ROOM | 10 to 12 | 104 | $318,000 | $284 | 69y 08m |
| Dec 2017 | 4 ROOM | 10 to 12 | 105 | $315,000 | $279 | 70y |
| Sept 2017 | 4 ROOM | 04 to 06 | 104 | $342,000 | $306 | 70y 04m |
| May 2017 | 3 ROOM | 10 to 12 | 74 | $290,000 | $364 | 70y 07m |
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.
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.
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.