Blk 776 Yishun Ave 2
Completed 1986 · 13 storeys · 120 flats · 60 years 02 months remaining · 30 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 1986
What the record shows
In this block, 5-room flats from floor 9 up have sold for a median of $618,000 - $33,000 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten 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 | $3,000/mo | $3,000–$3,200 | $3,100/mo | - | 3 |
| 5-ROOM | $3,500/mo | $3,500–$3,500 | $3,400/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 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2025 | 4 ROOM | 10 to 12 | 83 | $520,000 | $582 | 60y 02m |
| Mar 2025 | 5 ROOM | 10 to 12 | 120 | $713,000 | $552 | 60y 03m |
| Jan 2025 | 5 ROOM | 04 to 06 | 121 | $645,000 | $495 | 60y 05m |
| Sept 2024 | 5 ROOM | 10 to 12 | 120 | $678,000 | $525 | 60y 10m |
| Aug 2024 | 4 ROOM | 04 to 06 | 83 | $475,000 | $532 | 60y 10m |
| Jul 2024 | 5 ROOM | 07 to 09 | 132 | $698,000 | $491 | 61y |
| Mar 2024 | 4 ROOM | 04 to 06 | 83 | $467,000 | $523 | 61y 02m |
| Nov 2023 | 5 ROOM | 04 to 06 | 121 | $620,000 | $476 | 61y 07m |
| May 2023 | 5 ROOM | 01 to 03 | 120 | $590,000 | $457 | 62y 01m |
| Jul 2022 | 5 ROOM | 13 to 15 | 129 | $618,000 | $445 | 62y 11m |
| Jun 2022 | 5 ROOM | 04 to 06 | 120 | $580,000 | $449 | 63y |
| Apr 2022 | 5 ROOM | 07 to 09 | 121 | $562,000 | $432 | 63y 01m |
| Apr 2022 | 5 ROOM | 01 to 03 | 132 | $580,000 | $408 | 63y 02m |
| Apr 2022 | 5 ROOM | 01 to 03 | 127 | $525,000 | $384 | 63y 02m |
| Dec 2021 | 5 ROOM | 10 to 12 | 121 | $570,000 | $438 | 63y 05m |
| Oct 2021 | 5 ROOM | 13 to 15 | 132 | $575,000 | $405 | 63y 07m |
| Mar 2021 | 5 ROOM | 07 to 09 | 120 | $515,000 | $399 | 64y 02m |
| Jan 2021 | 5 ROOM | 10 to 12 | 120 | $476,000 | $369 | 64y 05m |
| Jun 2020 | 5 ROOM | 01 to 03 | 120 | $400,000 | $310 | 65y |
| Dec 2019 | 5 ROOM | 10 to 12 | 129 | $468,888 | $338 | 65y 05m |
| Dec 2019 | 4 ROOM | 10 to 12 | 83 | $328,000 | $367 | 65y 06m |
| Aug 2019 | 5 ROOM | 01 to 03 | 121 | $415,000 | $319 | 65y 09m |
| Jul 2019 | 5 ROOM | 07 to 09 | 120 | $422,000 | $327 | 65y 11m |
| May 2019 | 5 ROOM | 04 to 06 | 132 | $445,000 | $313 | 66y 01m |
| Jan 2019 | 4 ROOM | 04 to 06 | 83 | $300,888 | $337 | 66y 04m |
| Jul 2018 | 5 ROOM | 04 to 06 | 120 | $400,000 | $310 | 66y 11m |
| Dec 2017 | 5 ROOM | 04 to 06 | 132 | $469,000 | $330 | 67y 05m |
| May 2017 | 5 ROOM | 07 to 09 | 121 | $475,000 | $365 | 68y 01m |
| Mar 2017 | 5 ROOM | 04 to 06 | 132 | $450,000 | $317 | 68y 02m |
| Mar 2017 | 5 ROOM | 01 to 03 | 120 | $400,000 | $310 | 68y 02m |
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.
Condos nearby
The private premium, measured: the nearest condo trades at 3.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.