Yishun this week: top-five volume. Median up from July. Lease is the story.
What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Yishun database. Swap the name in the sign-off. Do not present it as a valuation.
Period: HDB resale registrations in Yishun, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.
From: [Your Name], CEA [Rxxxxx] · [Agency] · Yishun
Four numbers
| Aug 2026 | vs Jul 2026 | vs Aug 2025 | |
|---|---|---|---|
| Yishun resale deals | 166 | 179 | 153 |
| Median price | $556,500 | $530,000 | $560,000 |
| Average price | $564,950 | $554,785 | $569,690 |
| $1m+ deals | 0 | 3 | 1 |
Yishun was the #5 town in Singapore by resale volume in August (Tampines 229, Punggol 192, Woodlands 184, Sengkang 174). That’s 6.6% of the island’s 2,521 registered resales.
Island backdrop (HDB flash, not town-level): resale prices −0.3% q-o-q in 2Q2026, second straight quarterly fall; island volume 6,268 in 2Q, −10.2% y-o-y.
What actually sold in Yishun (Aug 2026)
| Flat type | Deals | Median | Min – max |
|---|---|---|---|
| 2-room | 1 | $340,000 | $340,000 – $340,000 |
| 3-room | 36 | $431,500 | $353,000 – $505,000 |
| 4-room | 91 | $558,000 | $420,000 – $758,000 |
| 5-room | 32 | $664,000 | $542,000 – $860,000 |
| Executive | 6 | $925,000 | $860,000 – $965,000 |
4-room is the liquid stock: 91 of 166 deals, median $554 psf (sqm × 10.7639). Busiest streets: Yishun Ring Rd (40), Yishun Ave 11 (15), Yishun St 61 (12), Yishun Ave 4 (12), Yishun St 51 (12).
No multi-generation and no $1m print in August. The ceiling is 1980s maisonettes on Ring Rd, not a 4-room. Ask me for comps on your block.
Lease mix, August: 59 deals had under 60 years remaining; 52 had 60–79 years; 55 had 80+ years.
One deal worth knowing (not a price guide)
Town high this year is not an August deal. In July 2026, a 163 sqm multi-generation flat at 605 Yishun Street 61 (7th–9th storey, 1988, 60 years 7 months left) registered at $1,190,000. Same figure is in HDB’s file. July also had $1,075,000 at 663A Yishun Ave 4 (executive apartment) and $1,015,000 at 877 Yishun Street 81 (maisonette).
August’s highest was $965,000 — 146 sqm executive maisonette at 359 Yishun Ring Road (4th–6th, 1988, 61 years left). Next: $963,500 at 364 Yishun Ring Road (1st–3rd). A year ago, August 2025’s high was $1,260,000 at 664 Yishun Ave 4 (195 sqm executive, 10th–12th).
If a seller quotes $1.19m at you, that’s a multi-generation, not a 4-room.
What to tell a client this week
Selling in Yishun. Volume is there — #5 town, 166 deals. Do not price a 4-room off $1.19m. August 4-room median was $558,000, and the spread was $420k–$758k. Ring Rd (40 deals) is not interchangeable with St 61 or Ave 4. Median rose from July’s $530k; that is mix and a quieter 3-room tape, not a licence to add $50k to every listing.
Buying in Yishun. Slightly more stock than a year ago (166 vs 153). Median is a shade below Aug 2025. Check remaining lease before you fall in love with the price — 59 of 166 August deals had under 60 years left (almost one in three). CPF and loan rules tighten as lease shortens; that is HDB policy, not a rumour. The 80+ year stock exists (55 deals) — it is a different street.
If you advise on cover, not just keys. 166 Yishun households completed a resale last month. That is 166 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.
Sources
1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Yishun counts, medians, averages, $1m+ tally, street mix, lease buckets, and the 605 / 359 / 364 / 664 prices above are calculated from this file. https://data.gov.sg/datasets/d_8b84c4ee58e3cfc0ece0d773c8ca6abc/view 2. HDB flash estimates for 2Q2026 Resale Price Index (−0.3% q-o-q) and island volume (6,268, −10.2% y-o-y), as reported by EdgeProp, 1 Jul 2026. https://www.edgeprop.sg/property-news/resale-flat-prices-fall-second-straight-quarter-down-03-2q2026-hdb-flash-estimates
Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed TEL price-uplift %. If a figure is not in the HDB file or a named release, it is unknown.
This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.
— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.