Blk 448 Yishun Ring Rd
Completed 2011 · 13 storeys · 132 flats · 85 years 05 months remaining · 42 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2011
What the record shows
A 4-room here sold for $550,000 in Apr 2026. The same flat type in this block averaged $461,250 in 2021 - a gain of $88,750 - about $49 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $545,000 - $4,500 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2051 - 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 | $2,650/mo | $2,600–$2,800 | $2,650/mo | - | 3 |
| 4-ROOM | $2,800/mo | $2,800–$2,800 | $3,100/mo | - | 1 |
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 · 18 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 01 to 03 | 93 | $550,000 | $549 | 85y 05m |
| Jan 2026 | 4 ROOM | 04 to 06 | 92 | $535,000 | $540 | 85y 07m |
| Nov 2025 | 3 ROOM | 01 to 03 | 67 | $465,000 | $645 | 85y 10m |
| Sept 2025 | 4 ROOM | 04 to 06 | 92 | $555,888 | $561 | 85y 11m |
| Jul 2025 | 4 ROOM | 01 to 03 | 92 | $570,000 | $576 | 86y 01m |
| Jul 2025 | 4 ROOM | 04 to 06 | 92 | $565,000 | $571 | 86y 02m |
| Jun 2025 | 4 ROOM | 04 to 06 | 92 | $580,888 | $587 | 86y 02m |
| Apr 2025 | 4 ROOM | 10 to 12 | 92 | $601,888 | $608 | 86y 05m |
| Feb 2024 | 4 ROOM | 04 to 06 | 92 | $536,000 | $541 | 87y 06m |
| Jan 2024 | 2 ROOM | 10 to 12 | 47 | $330,000 | $652 | 87y 08m |
| Jan 2024 | 4 ROOM | 04 to 06 | 92 | $522,000 | $527 | 87y 08m |
| Dec 2023 | 4 ROOM | 04 to 06 | 92 | $545,000 | $550 | 87y 10m |
| Aug 2023 | 4 ROOM | 10 to 12 | 97 | $545,000 | $522 | 88y |
| Nov 2022 | 4 ROOM | 04 to 06 | 92 | $490,000 | $495 | 88y 11m |
| May 2022 | 4 ROOM | 04 to 06 | 92 | $490,000 | $495 | 89y 03m |
| Feb 2022 | 4 ROOM | 01 to 03 | 93 | $450,000 | $450 | 89y 07m |
| Oct 2021 | 4 ROOM | 10 to 12 | 92 | $460,000 | $465 | 89y 10m |
| Aug 2021 | 4 ROOM | 07 to 09 | 92 | $445,000 | $449 | 90y 01m |
| Jun 2020 | 4 ROOM | 10 to 12 | 93 | $396,888 | $396 | 91y 03m |
| Nov 2019 | 4 ROOM | 01 to 03 | 93 | $360,000 | $360 | 91y 10m |
| Jul 2019 | 3 ROOM | 13 to 15 | 67 | $328,000 | $455 | 92y 01m |
| Mar 2019 | 4 ROOM | 10 to 12 | 92 | $390,000 | $394 | 92y 05m |
| Dec 2018 | 4 ROOM | 01 to 03 | 92 | $358,000 | $362 | 92y 08m |
| Oct 2018 | 4 ROOM | 04 to 06 | 92 | $368,000 | $372 | 92y 10m |
| Oct 2018 | 4 ROOM | 13 to 15 | 97 | $415,000 | $397 | 92y 10m |
| Oct 2018 | 4 ROOM | 10 to 12 | 93 | $400,000 | $400 | 92y 10m |
| Oct 2018 | 4 ROOM | 04 to 06 | 93 | $385,000 | $385 | 92y 10m |
| Aug 2018 | 4 ROOM | 07 to 09 | 92 | $392,888 | $397 | 93y |
| Aug 2018 | 4 ROOM | 07 to 09 | 93 | $385,000 | $385 | 93y 01m |
| Jul 2018 | 4 ROOM | 04 to 06 | 92 | $360,000 | $364 | 93y 01m |
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.
4-room median within $5k of this block
4-room median within $5k of this block
4-room median within $5k of this block
4-room median within $5k of this block
4-room median $35k above this block · 3 vs 7 sales
4-room median $53k above this block · 6 vs 7 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.