Blk 450 Yishun Ring Rd
Completed 2011 · 13 storeys · 84 flats · 85 years 02 months remaining · 37 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 $623,000 in Jul 2026. The same flat type in this block averaged $471,364 in 2021 - a gain of $151,636 - about $83 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $573,000 - $74,100 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–$3,400 | $3,100/mo | - | 3 |
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 · 25 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 10 to 12 | 92 | $623,000 | $629 | 85y 02m |
| Jun 2026 | 4 ROOM | 10 to 12 | 92 | $618,000 | $624 | 85y 03m |
| Dec 2024 | 4 ROOM | 10 to 12 | 92 | $618,000 | $624 | 86y 09m |
| Dec 2024 | 4 ROOM | 04 to 06 | 92 | $618,000 | $624 | 86y 09m |
| Oct 2024 | 4 ROOM | 07 to 09 | 92 | $593,500 | $599 | 86y 11m |
| Aug 2024 | 4 ROOM | 04 to 06 | 92 | $589,168 | $595 | 87y 01m |
| Mar 2024 | 4 ROOM | 07 to 09 | 92 | $558,000 | $563 | 87y 06m |
| Jan 2024 | 4 ROOM | 07 to 09 | 92 | $542,000 | $547 | 87y 08m |
| Nov 2023 | 4 ROOM | 04 to 06 | 92 | $535,000 | $540 | 87y 10m |
| Sept 2023 | 4 ROOM | 07 to 09 | 92 | $532,000 | $537 | 87y 11m |
| Aug 2023 | 4 ROOM | 10 to 12 | 97 | $528,000 | $506 | 88y 01m |
| Apr 2023 | 4 ROOM | 04 to 06 | 92 | $510,000 | $515 | 88y 04m |
| Jan 2023 | 4 ROOM | 07 to 09 | 96 | $540,000 | $523 | 88y 08m |
| Jan 2023 | 4 ROOM | 04 to 06 | 92 | $502,800 | $508 | 88y 08m |
| Dec 2022 | 4 ROOM | 01 to 03 | 92 | $488,000 | $493 | 88y 09m |
| Sept 2022 | 4 ROOM | 07 to 09 | 92 | $530,000 | $535 | 89y |
| Aug 2022 | 4 ROOM | 01 to 03 | 92 | $495,000 | $500 | 89y |
| Jun 2022 | 4 ROOM | 07 to 09 | 96 | $518,000 | $501 | 89y 03m |
| Jun 2022 | 4 ROOM | 10 to 12 | 97 | $520,000 | $498 | 89y 03m |
| Mar 2022 | 4 ROOM | 01 to 03 | 92 | $468,000 | $473 | 89y 05m |
| Feb 2022 | 4 ROOM | 04 to 06 | 92 | $485,000 | $490 | 89y 06m |
| Dec 2021 | 4 ROOM | 07 to 09 | 96 | $463,000 | $448 | 89y 10m |
| Aug 2021 | 4 ROOM | 04 to 06 | 96 | $460,000 | $445 | 90y 01m |
| Jul 2021 | 4 ROOM | 10 to 12 | 96 | $478,000 | $463 | 90y 02m |
| Jul 2021 | 4 ROOM | 07 to 09 | 92 | $480,000 | $485 | 90y 02m |
| Jun 2021 | 4 ROOM | 01 to 03 | 96 | $425,000 | $411 | 90y 03m |
| Mar 2021 | 4 ROOM | 07 to 09 | 92 | $440,000 | $444 | 90y 06m |
| Feb 2021 | 4 ROOM | 10 to 12 | 92 | $448,000 | $452 | 90y 07m |
| Aug 2019 | 4 ROOM | 10 to 12 | 92 | $390,000 | $394 | 92y |
| Aug 2018 | 4 ROOM | 13 to 15 | 97 | $418,000 | $400 | 93y |
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 $50k below this block · 7 vs 6 sales
4-room median $53k below this block · 9 vs 6 sales
built 2017 · same generation
4-room median $27k above this block · 4 vs 6 sales
4-room median $53k below this block · 7 vs 6 sales
4-room median $30k above this block · 3 vs 6 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.