Blk 478C Yishun St 44
Completed 2019 · 14 storeys · 167 flats · 93 years 08 months remaining · 16 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, 2-room flats from floor 10 up have sold for a median of $365,000 - $5,000 less 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 | $2,150/mo | $800–$2,500 | $2,300/mo | - | 4 |
| 3-ROOM | $2,800/mo | $2,800–$2,800 | $2,650/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 · 16 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 16
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 13 to 15 | 67 | $500,000 | $693 | 93y 08m |
| Jun 2026 | 4 ROOM | 04 to 06 | 93 | $570,000 | $569 | 93y 08m |
| May 2026 | 3 ROOM | 13 to 15 | 67 | $490,000 | $679 | 93y 09m |
| May 2026 | 2 ROOM | 04 to 06 | 47 | $370,000 | $731 | 93y 09m |
| Mar 2026 | 3 ROOM | 04 to 06 | 67 | $470,000 | $652 | 93y 10m |
| Dec 2025 | 2 ROOM | 07 to 09 | 47 | $380,000 | $751 | 94y 02m |
| Nov 2025 | 4 ROOM | 01 to 03 | 93 | $555,000 | $554 | 94y 03m |
| Nov 2025 | 2 ROOM | 01 to 03 | 47 | $376,000 | $743 | 94y 03m |
| Sept 2025 | 2 ROOM | 10 to 12 | 47 | $365,000 | $721 | 94y 04m |
| Sept 2025 | 2 ROOM | 10 to 12 | 47 | $382,000 | $755 | 94y 04m |
| Jun 2025 | 4 ROOM | 04 to 06 | 93 | $600,000 | $599 | 94y 08m |
| Jun 2025 | 4 ROOM | 07 to 09 | 93 | $600,000 | $599 | 94y 08m |
| May 2025 | 2 ROOM | 13 to 15 | 38 | $363,000 | $887 | 94y 09m |
| May 2025 | 4 ROOM | 10 to 12 | 93 | $620,000 | $619 | 94y 08m |
| May 2025 | 3 ROOM | 10 to 12 | 67 | $510,000 | $707 | 94y 08m |
| May 2025 | 2 ROOM | 04 to 06 | 38 | $330,000 | $807 | 94y 08m |
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 $8k above this block · 11 vs 5 sales
2-room median $5k above this block · 7 vs 7 sales
built 2024 · same generation
4-room median $15k below this block · 13 vs 5 sales
4-room median $5k below this block · 14 vs 5 sales
built 2024 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 1.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.