Blk 509B Yishun Ave 4
Completed 2016 · 13 storeys · 96 flats · 91 years 01 month remaining · 26 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 2016
What the record shows
A 4-room here sold for $560,000 in Apr 2026. The same flat type in this block averaged $521,000 in 2022 - a gain of $39,000 - about $27 a day while the owner slept.
In this block, 4-room flats from floor 9 up have sold for a median of $565,000 - $444 less than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2057 - 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 | $2,850/mo | $2,600–$3,100 | $3,100/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 · 26 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 04 to 06 | 93 | $560,000 | $559 | 91y 01m |
| Mar 2026 | 5 ROOM | 07 to 09 | 113 | $743,000 | $611 | 91y 02m |
| Mar 2026 | 4 ROOM | 10 to 12 | 93 | $650,000 | $649 | 91y 02m |
| Feb 2026 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 91y 03m |
| Dec 2025 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 91y 06m |
| Nov 2025 | 5 ROOM | 04 to 06 | 113 | $690,000 | $567 | 91y 06m |
| Oct 2025 | 5 ROOM | 04 to 06 | 113 | $680,000 | $559 | 91y 07m |
| Sept 2025 | 5 ROOM | 04 to 06 | 113 | $708,000 | $582 | 91y 08m |
| Aug 2025 | 4 ROOM | 04 to 06 | 93 | $612,000 | $611 | 91y 08m |
| Jan 2025 | 4 ROOM | 04 to 06 | 93 | $611,000 | $610 | 92y 05m |
| Aug 2024 | 5 ROOM | 10 to 12 | 113 | $738,000 | $607 | 92y 09m |
| Aug 2024 | 4 ROOM | 10 to 12 | 93 | $600,000 | $599 | 92y 10m |
| Feb 2024 | 4 ROOM | 10 to 12 | 93 | $583,000 | $582 | 93y 03m |
| Jan 2024 | 4 ROOM | 10 to 12 | 93 | $565,000 | $564 | 93y 03m |
| Nov 2023 | 4 ROOM | 04 to 06 | 93 | $560,888 | $560 | 93y 06m |
| Oct 2023 | 4 ROOM | 04 to 06 | 93 | $545,000 | $544 | 93y 06m |
| Jan 2023 | 5 ROOM | 10 to 12 | 113 | $675,000 | $555 | 94y 04m |
| Aug 2022 | 5 ROOM | 07 to 09 | 113 | $650,000 | $534 | 94y 09m |
| Aug 2022 | 4 ROOM | 10 to 12 | 93 | $555,888 | $555 | 94y 09m |
| Jul 2022 | 5 ROOM | 10 to 12 | 113 | $671,000 | $552 | 94y 10m |
| Jul 2022 | 5 ROOM | 10 to 12 | 113 | $660,000 | $543 | 94y 10m |
| Apr 2022 | 4 ROOM | 04 to 06 | 93 | $488,000 | $487 | 95y 01m |
| Mar 2022 | 4 ROOM | 13 to 15 | 93 | $538,000 | $537 | 95y 02m |
| Mar 2022 | 4 ROOM | 10 to 12 | 93 | $536,000 | $535 | 95y 01m |
| Mar 2022 | 5 ROOM | 07 to 09 | 113 | $645,000 | $530 | 95y 01m |
| Mar 2022 | 4 ROOM | 07 to 09 | 93 | $522,000 | $521 | 95y 01m |
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.
5-room median $55k above this block · 4 vs 5 sales
4-room median within $5k of this block
4-room median $23k above this block · 6 vs 7 sales
4-room median $38k above this block · 5 vs 7 sales
4-room median within $5k of this block
built 2016 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.