Blk 478A Yishun St 44
Completed 2019 · 14 storeys · 167 flats · 93 years 10 months remaining · 17 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
14 storeys · completed 2019
What the record shows
In this block, 4-room flats from floor 10 up have sold for a median of $626,500 - $56,500 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2060 - 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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,410/mo | $2,300–$2,520 | $2,300/mo | - | 2 |
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 · 17 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 17
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | 04 to 06 | 93 | $555,000 | $554 | 93y 10m |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $600,000 | $599 | 94y 01m |
| Jan 2026 | 2 ROOM | 04 to 06 | 47 | $360,000 | $712 | 94y 01m |
| Dec 2025 | 4 ROOM | 01 to 03 | 93 | $570,500 | $570 | 94y 02m |
| Nov 2025 | 4 ROOM | 13 to 15 | 93 | $620,000 | $619 | 94y 03m |
| Nov 2025 | 4 ROOM | 07 to 09 | 93 | $585,000 | $584 | 94y 03m |
| Nov 2025 | 3 ROOM | 10 to 12 | 67 | $516,888 | $717 | 94y 03m |
| Aug 2025 | 4 ROOM | 04 to 06 | 93 | $590,000 | $589 | 94y 05m |
| Aug 2025 | 4 ROOM | 07 to 09 | 93 | $635,000 | $634 | 94y 05m |
| Jul 2025 | 4 ROOM | 10 to 12 | 93 | $633,000 | $632 | 94y 06m |
| Jul 2025 | 3 ROOM | 10 to 12 | 67 | $490,000 | $679 | 94y 06m |
| Jul 2025 | 4 ROOM | 13 to 15 | 93 | $638,000 | $637 | 94y 07m |
| Jun 2025 | 2 ROOM | 10 to 12 | 47 | $365,000 | $721 | 94y 07m |
| Jun 2025 | 4 ROOM | 04 to 06 | 93 | $555,000 | $554 | 94y 08m |
| Jun 2025 | 4 ROOM | 10 to 12 | 93 | $575,000 | $574 | 94y 08m |
| May 2025 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 94y 08m |
| Apr 2025 | 4 ROOM | 07 to 09 | 93 | $580,000 | $579 | 94y 10m |
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 $23k above this block · 11 vs 13 sales
4-room median $15k above this block · 5 vs 13 sales
built 2018 · same generation
4-room median $32k above this block · 14 vs 13 sales
built 2018 · same generation
built 2021 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 1.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.