Blk 796 Yishun Ring Rd
Completed 1986 · 13 storeys · 96 flats · 60 years 02 months remaining · 21 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
13 storeys · completed 1986
What the record shows
A 5-room here sold for $720,000 in Dec 2025. The same flat type in this block averaged $533,648 in 2020 - a gain of $186,352 - about $85 a day while the owner slept.
This block crossed 60 years remaining in 2026 - 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 | $3,400/mo | $2,100–$3,500 | $3,100/mo | - | 3 |
| 5-ROOM | $3,200/mo | $2,800–$3,400 | $3,400/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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | 5 ROOM | 04 to 06 | 132 | $720,000 | $507 | 60y 02m |
| Jul 2025 | 5 ROOM | 04 to 06 | 121 | $765,000 | $587 | 60y 07m |
| Jun 2025 | 5 ROOM | 10 to 12 | 121 | $765,000 | $587 | 60y 08m |
| Jan 2025 | 5 ROOM | 07 to 09 | 127 | $790,000 | $578 | 61y 02m |
| Mar 2024 | 5 ROOM | 04 to 06 | 132 | $658,000 | $463 | 61y 11m |
| Mar 2024 | 4 ROOM | 04 to 06 | 83 | $491,800 | $550 | 61y 10m |
| Sept 2023 | 5 ROOM | 01 to 03 | 132 | $657,500 | $463 | 62y 05m |
| Jan 2023 | 5 ROOM | 07 to 09 | 121 | $635,000 | $488 | 63y |
| May 2022 | 4 ROOM | 10 to 12 | 103 | $501,888 | $453 | 63y 09m |
| Sept 2021 | 5 ROOM | 07 to 09 | 132 | $638,000 | $449 | 64y 05m |
| Dec 2020 | 5 ROOM | 04 to 06 | 123 | $495,000 | $374 | 65y 02m |
| Nov 2020 | 5 ROOM | 10 to 12 | 120 | $535,000 | $414 | 65y 02m |
| Nov 2020 | 5 ROOM | 07 to 09 | 132 | $588,888 | $414 | 65y 03m |
| Nov 2020 | 4 ROOM | 04 to 06 | 83 | $368,000 | $412 | 65y 02m |
| Sept 2020 | 5 ROOM | 01 to 03 | 121 | $490,000 | $376 | 65y 05m |
| Sept 2020 | 5 ROOM | 01 to 03 | 121 | $455,000 | $349 | 65y 04m |
| Mar 2020 | 5 ROOM | 04 to 06 | 121 | $448,000 | $344 | 65y 10m |
| Mar 2020 | 5 ROOM | 04 to 06 | 132 | $560,000 | $394 | 65y 10m |
| Dec 2017 | 5 ROOM | 13 to 15 | 120 | $465,000 | $360 | 68y 01m |
| Aug 2017 | 4 ROOM | 04 to 06 | 103 | $380,000 | $343 | 68y 05m |
| Mar 2017 | 5 ROOM | 04 to 06 | 121 | $478,000 | $367 | 68y 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.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
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.
built 1986 · same generation
built 1986 · same generation
built 1986 · same generation
built 1986 · same generation
5-room median $5k above this block · 3 vs 4 sales
built 1986 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.