Blk 452 Yishun Ring Rd
Completed 2010 · 13 storeys · 132 flats · 85 years 02 months remaining · 68 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2010
What the record shows
In this block, 4-room flats from floor 9 up have sold for a median of $545,000 - $25,000 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $2,800–$2,800 | $2,650/mo | - | 1 |
| 4-ROOM | $2,800/mo | $2,000–$3,000 | $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 · 33 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 | 3 ROOM | 01 to 03 | 67 | $452,000 | $627 | 85y 02m |
| May 2026 | 2 ROOM | 13 to 15 | 47 | $368,000 | $727 | 85y 04m |
| Oct 2025 | 4 ROOM | 01 to 03 | 92 | $560,000 | $565 | 85y 11m |
| Aug 2025 | 4 ROOM | 07 to 09 | 92 | $592,888 | $599 | 86y |
| Aug 2025 | 4 ROOM | 01 to 03 | 92 | $565,000 | $571 | 86y 01m |
| Apr 2025 | 4 ROOM | 13 to 15 | 97 | $620,888 | $595 | 86y 05m |
| Dec 2024 | 4 ROOM | 04 to 06 | 92 | $560,888 | $566 | 86y 10m |
| Dec 2024 | 4 ROOM | 07 to 09 | 92 | $585,000 | $591 | 86y 09m |
| Oct 2024 | 4 ROOM | 10 to 12 | 97 | $620,000 | $594 | 86y 11m |
| Aug 2024 | 4 ROOM | 07 to 09 | 92 | $550,000 | $555 | 87y 01m |
| Jul 2024 | 4 ROOM | 04 to 06 | 92 | $555,000 | $560 | 87y 03m |
| Jun 2024 | 2 ROOM | 10 to 12 | 47 | $340,000 | $672 | 87y 03m |
| Jan 2024 | 4 ROOM | 01 to 03 | 92 | $485,000 | $490 | 87y 08m |
| Dec 2023 | 4 ROOM | 04 to 06 | 92 | $520,000 | $525 | 87y 10m |
| Oct 2023 | 4 ROOM | 04 to 06 | 92 | $520,000 | $525 | 87y 10m |
| Oct 2023 | 4 ROOM | 10 to 12 | 92 | $545,888 | $551 | 87y 11m |
| Jul 2023 | 3 ROOM | 13 to 15 | 67 | $400,000 | $555 | 88y 01m |
| Jun 2023 | 4 ROOM | 10 to 12 | 92 | $545,000 | $550 | 88y 02m |
| Jun 2023 | 4 ROOM | 07 to 09 | 92 | $541,000 | $546 | 88y 03m |
| May 2023 | 4 ROOM | 07 to 09 | 92 | $498,000 | $503 | 88y 03m |
| Apr 2023 | 4 ROOM | 10 to 12 | 92 | $520,000 | $525 | 88y 04m |
| Feb 2023 | 3 ROOM | 10 to 12 | 67 | $400,000 | $555 | 88y 07m |
| Dec 2022 | 4 ROOM | 07 to 09 | 92 | $530,000 | $535 | 88y 09m |
| Sept 2022 | 2 ROOM | 10 to 12 | 47 | $306,000 | $605 | 89y |
| Aug 2022 | 4 ROOM | 04 to 06 | 92 | $470,000 | $475 | 89y 01m |
| Aug 2022 | 4 ROOM | 10 to 12 | 92 | $500,000 | $505 | 89y 01m |
| Jul 2022 | 2 ROOM | 10 to 12 | 47 | $290,000 | $573 | 89y 02m |
| Jul 2022 | 4 ROOM | 04 to 06 | 92 | $486,000 | $491 | 89y 01m |
| Jul 2022 | 4 ROOM | 07 to 09 | 92 | $495,000 | $500 | 89y 02m |
| May 2022 | 4 ROOM | 13 to 15 | 97 | $510,000 | $488 | 89y 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 within $5k of this block
4-room median within $5k of this block
built 2009 · 12 fewer lease years than this block
4-room median $45k below this block · 7 vs 9 sales
built 2009 · same generation
4-room median within $5k of this block
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.