Blk 449 Yishun Ring Rd
Completed 2011 · 13 storeys · 96 flats · 85 years 03 months remaining · 50 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 $545,000 in Jun 2026. The same flat type in this block averaged $447,667 in 2020 - a gain of $97,333 - about $44 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $550,000 - $14,000 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,000/mo | $3,000–$3,000 | $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 · 24 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 04 to 06 | 92 | $545,000 | $550 | 85y 03m |
| Mar 2026 | 4 ROOM | 01 to 03 | 92 | $555,000 | $560 | 85y 06m |
| Nov 2025 | 4 ROOM | 04 to 06 | 92 | $565,000 | $571 | 85y 09m |
| Aug 2025 | 4 ROOM | 01 to 03 | 92 | $560,000 | $565 | 86y |
| Jul 2025 | 4 ROOM | 10 to 12 | 97 | $620,000 | $594 | 86y 02m |
| Mar 2025 | 4 ROOM | 07 to 09 | 96 | $638,000 | $617 | 86y 06m |
| Mar 2025 | 4 ROOM | 10 to 12 | 92 | $610,000 | $616 | 86y 05m |
| Jan 2025 | 4 ROOM | 13 to 15 | 97 | $623,000 | $597 | 86y 08m |
| Dec 2024 | 4 ROOM | 01 to 03 | 92 | $550,000 | $555 | 86y 09m |
| Jan 2024 | 4 ROOM | 04 to 06 | 92 | $536,000 | $541 | 87y 08m |
| Oct 2023 | 4 ROOM | 10 to 12 | 97 | $568,000 | $544 | 87y 10m |
| Apr 2023 | 4 ROOM | 04 to 06 | 96 | $570,000 | $552 | 88y 04m |
| Dec 2022 | 4 ROOM | 04 to 06 | 92 | $490,000 | $495 | 88y 09m |
| Nov 2022 | 4 ROOM | 13 to 15 | 97 | $550,000 | $527 | 88y 10m |
| Nov 2022 | 4 ROOM | 10 to 12 | 92 | $550,000 | $555 | 88y 10m |
| Nov 2022 | 4 ROOM | 04 to 06 | 92 | $480,000 | $485 | 88y 10m |
| Sept 2022 | 4 ROOM | 01 to 03 | 92 | $468,000 | $473 | 89y |
| Sept 2022 | 4 ROOM | 01 to 03 | 92 | $475,000 | $480 | 89y |
| Aug 2022 | 4 ROOM | 13 to 15 | 97 | $530,000 | $508 | 89y 01m |
| Jul 2022 | 4 ROOM | 07 to 09 | 92 | $500,000 | $505 | 89y 02m |
| Jun 2022 | 4 ROOM | 01 to 03 | 92 | $468,000 | $473 | 89y 03m |
| Dec 2021 | 4 ROOM | 13 to 15 | 97 | $488,000 | $467 | 89y 09m |
| Dec 2021 | 4 ROOM | 10 to 12 | 92 | $490,000 | $495 | 89y 09m |
| Dec 2021 | 4 ROOM | 04 to 06 | 92 | $445,000 | $449 | 89y 09m |
| Jun 2021 | 4 ROOM | 10 to 12 | 92 | $453,000 | $457 | 90y 03m |
| Jan 2021 | 4 ROOM | 04 to 06 | 92 | $420,000 | $424 | 90y 08m |
| Nov 2020 | 4 ROOM | 07 to 09 | 92 | $422,000 | $426 | 90y 09m |
| Aug 2020 | 4 ROOM | 04 to 06 | 92 | $418,000 | $422 | 91y |
| Aug 2020 | 4 ROOM | 13 to 15 | 97 | $425,000 | $407 | 91y |
| Jun 2020 | 4 ROOM | 07 to 09 | 92 | $385,000 | $389 | 91y 04m |
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 $53k above this block · 6 vs 9 sales
4-room median $35k above this block · 3 vs 9 sales
4-room median within $5k of this block
4-room median within $5k of this block
4-room median within $5k of this block
built 2017 · same generation
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.