Blk 478B Yishun St 44
Completed 2019 · 14 storeys · 167 flats · 93 years 06 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 $622,388 - $37,388 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 | $2,200/mo | $2,200–$2,200 | $2,300/mo | - | 1 |
| 3-ROOM | $2,550/mo | $2,550–$2,550 | $2,650/mo | - | 1 |
| 4-ROOM | $3,200/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 · 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 93y 06m |
| Apr 2026 | 3 ROOM | 01 to 03 | 67 | $445,000 | $617 | 93y 10m |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $608,000 | $607 | 94y 01m |
| Nov 2025 | 4 ROOM | 07 to 09 | 93 | $605,000 | $604 | 94y 03m |
| Sept 2025 | 4 ROOM | 04 to 06 | 93 | $618,888 | $618 | 94y 04m |
| Sept 2025 | 4 ROOM | 10 to 12 | 93 | $634,000 | $633 | 94y 04m |
| Aug 2025 | 3 ROOM | 10 to 12 | 67 | $530,000 | $735 | 94y 06m |
| Aug 2025 | 4 ROOM | 04 to 06 | 93 | $600,000 | $599 | 94y 05m |
| Jul 2025 | 2 ROOM | 01 to 03 | 47 | $350,000 | $692 | 94y 06m |
| Jun 2025 | 3 ROOM | 10 to 12 | 67 | $495,000 | $686 | 94y 07m |
| Jun 2025 | 4 ROOM | 13 to 15 | 93 | $603,000 | $602 | 94y 08m |
| May 2025 | 4 ROOM | 01 to 03 | 93 | $543,000 | $542 | 94y 09m |
| May 2025 | 2 ROOM | 13 to 15 | 38 | $365,000 | $892 | 94y 08m |
| May 2025 | 4 ROOM | 10 to 12 | 93 | $633,888 | $633 | 94y 09m |
| Apr 2025 | 4 ROOM | 10 to 12 | 93 | $610,888 | $610 | 94y 09m |
| Apr 2025 | 4 ROOM | 07 to 09 | 93 | $620,000 | $619 | 94y 10m |
| Mar 2025 | 2 ROOM | 07 to 09 | 38 | $358,000 | $875 | 94y 11m |
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 below this block · 13 vs 11 sales
4-room median $8k below this block · 5 vs 11 sales
built 2021 · same generation
2-room median $17k above this block · 7 vs 3 sales
built 2021 · same generation
built 2018 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 1.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.