Blk 865 Yishun St 81
Completed 1987 · 12 storeys · 121 flats · 62 years 05 months remaining · 34 resale transactions on record · median household income in Yishun: $7,500/mo (lowest quartile island-wide)
12 storeys · completed 1987
What the record shows
In this block, 4-room flats from floor 8 up have sold for a median of $496,250 - $6,250 more than floors 4 and below, same flat type, same block.
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 | $2,800/mo | $2,600–$3,000 | $3,100/mo | - | 2 |
| 5-ROOM | $3,600/mo | $3,550–$3,650 | $3,400/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 · 18 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 |
|---|---|---|---|---|---|---|
| Nov 2024 | 4 ROOM | 01 to 03 | 104 | $533,800 | $477 | 62y 05m |
| Sept 2024 | 5 ROOM | 07 to 09 | 122 | $738,000 | $562 | 62y 07m |
| Jul 2024 | 5 ROOM | 01 to 03 | 127 | $680,000 | $497 | 62y 09m |
| Jun 2024 | 5 ROOM | 07 to 09 | 122 | $680,000 | $518 | 62y 10m |
| Apr 2024 | 5 ROOM | 10 to 12 | 127 | $715,000 | $523 | 63y |
| Apr 2024 | 4 ROOM | 07 to 09 | 104 | $560,000 | $500 | 63y |
| Jan 2024 | 4 ROOM | 10 to 12 | 104 | $540,000 | $482 | 63y 02m |
| Dec 2023 | 4 ROOM | 07 to 09 | 104 | $530,000 | $473 | 63y 03m |
| Nov 2023 | 4 ROOM | 04 to 06 | 104 | $520,000 | $465 | 63y 05m |
| Aug 2023 | 4 ROOM | 04 to 06 | 104 | $490,000 | $438 | 63y 08m |
| Jul 2023 | 4 ROOM | 04 to 06 | 104 | $480,000 | $429 | 63y 08m |
| Apr 2023 | 4 ROOM | 04 to 06 | 104 | $480,000 | $429 | 63y 11m |
| Jul 2022 | 5 ROOM | 01 to 03 | 122 | $585,000 | $445 | 64y 08m |
| May 2022 | 5 ROOM | 04 to 06 | 127 | $588,000 | $430 | 64y 10m |
| Feb 2022 | 4 ROOM | 07 to 09 | 104 | $438,000 | $391 | 65y 02m |
| Oct 2021 | 5 ROOM | 04 to 06 | 122 | $523,000 | $398 | 65y 06m |
| Oct 2021 | 4 ROOM | 10 to 12 | 104 | $452,500 | $404 | 65y 06m |
| Oct 2021 | 5 ROOM | 07 to 09 | 122 | $538,888 | $410 | 65y 06m |
| Feb 2021 | 5 ROOM | 01 to 03 | 122 | $450,000 | $343 | 66y 01m |
| Aug 2020 | 5 ROOM | 04 to 06 | 122 | $433,000 | $330 | 66y 08m |
| Mar 2020 | 5 ROOM | 10 to 12 | 122 | $502,000 | $382 | 67y |
| Nov 2019 | 4 ROOM | 04 to 06 | 104 | $382,500 | $342 | 67y 04m |
| Nov 2019 | 5 ROOM | 07 to 09 | 122 | $458,000 | $349 | 67y 05m |
| Jun 2019 | 4 ROOM | 01 to 03 | 104 | $340,000 | $304 | 67y 09m |
| Jun 2019 | 4 ROOM | 10 to 12 | 108 | $340,000 | $292 | 67y 09m |
| Jan 2019 | 5 ROOM | 07 to 09 | 122 | $465,800 | $355 | 68y 02m |
| Oct 2018 | 5 ROOM | 10 to 12 | 127 | $535,000 | $391 | 68y 06m |
| Oct 2018 | 5 ROOM | 10 to 12 | 127 | $470,000 | $344 | 68y 05m |
| Sept 2018 | 5 ROOM | 10 to 12 | 127 | $460,000 | $336 | 68y 06m |
| Jun 2018 | 4 ROOM | 07 to 09 | 104 | $350,000 | $313 | 68y 09m |
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.
built 1986 · same generation
built 1986 · same generation
built 1987 · same generation
built 1987 · same generation
built 2017 · 30 more lease years than this block
built 2016 · 30 more lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.