Blk 863 Yishun Ave 4
Completed 1988 · 12 storeys · 88 flats · 61 years 10 months remaining · 16 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
12 storeys · completed 1988
What the record shows
A 5-room here sold for $690,000 in Sept 2025. The same flat type in this block averaged $551,667 in 2020 - a gain of $138,333 - about $63 a day while the owner slept.
This block crosses 60 years remaining in 2027 - 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 | $3,000/mo | $3,000–$3,000 | $3,100/mo | - | 1 |
| 5-ROOM | $3,775/mo | $3,650–$3,900 | $3,400/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Yishun · gaps = years with no sales here
Every recent sale HDB official record, latest 16
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Sept 2025 | 5 ROOM | 04 to 06 | 122 | $690,000 | $525 | 61y 10m |
| May 2025 | 4 ROOM | 10 to 12 | 104 | $615,000 | $549 | 62y 02m |
| Aug 2024 | 5 ROOM | 04 to 06 | 122 | $680,000 | $518 | 63y |
| May 2024 | 4 ROOM | 04 to 06 | 104 | $540,000 | $482 | 63y 03m |
| May 2023 | 4 ROOM | 01 to 03 | 104 | $475,000 | $424 | 64y 04m |
| Apr 2023 | 4 ROOM | 01 to 03 | 104 | $495,000 | $442 | 64y 03m |
| Nov 2022 | 4 ROOM | 04 to 06 | 104 | $490,000 | $438 | 64y 09m |
| Jan 2022 | 5 ROOM | 07 to 09 | 122 | $560,000 | $426 | 65y 07m |
| Nov 2021 | 5 ROOM | 10 to 12 | 127 | $600,000 | $439 | 65y 09m |
| Jun 2021 | 4 ROOM | 01 to 03 | 109 | $417,000 | $355 | 66y 02m |
| Feb 2021 | 4 ROOM | 04 to 06 | 109 | $450,000 | $384 | 66y 06m |
| Aug 2020 | 5 ROOM | 07 to 09 | 122 | $495,000 | $377 | 67y |
| Dec 2018 | 4 ROOM | 04 to 06 | 109 | $355,000 | $303 | 68y 08m |
| Jun 2018 | 5 ROOM | 07 to 09 | 122 | $455,000 | $346 | 69y 02m |
| May 2018 | 4 ROOM | 10 to 12 | 104 | $383,000 | $342 | 69y 02m |
| Oct 2017 | 4 ROOM | 01 to 03 | 104 | $360,000 | $322 | 69y 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.
Condos nearby
The private premium, measured: the nearest condo trades at 2.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.