Cheapest HDB Flats in Yishun (2026)
The most affordable HDB block in Yishun is Block 438 at Yishun Avenue 11, with a median resale price of $215,500 as of Jul 2026. This block was built in 2000 and has 73 years of lease remaining.
What the cheapest Yishun flats look like
Block-level median prices in Yishun start from around $215,500, and the cheapest end of the town follows a consistent pattern: compact 3-room flats in the oldest 1980s clusters around Yishun Ring Road and Chong Pang, furthest from the MRT stations and deepest into their leases. Yishun is already one of Singapore's most affordable towns on volume alone, so its floor is among the lowest entry points into HDB ownership anywhere on the island.
The question with the cheapest blocks is always the same: is the price low because the town is affordable, or because the lease is short? In Yishun it is usually both, and the difference matters. A cheap flat in a 1980s block has decades of usable lease left but a visible decay curve ahead; the discount is real, and so is the reason for it. Buyers trading budget for lease should do it with open eyes. See the full Yishun price picture, check what lease decay costs per year, and browse every Yishun block sorted by price to find where the floor actually is this quarter.
10 Most Affordable HDB Blocks in Yishun
| Rank | Block | Street | Median Price | 5-Yr Trend | Built | Lease Left |
|---|---|---|---|---|---|---|
| #1 | Block 438 | Yishun Avenue 11 | $215,500 | +44.7% | 2000 | 73 years |
| #2 | Block 797 | Yishun Ring Road | $241,500 | — | 1987 | 67 years |
| #3 | Block 777 | Yishun Avenue 2 | $247,500 | — | 1987 | 66 years |
| #4 | Block 731 | Yishun Street 72 | $261,500 | +44.5% | 1984 | 58 years |
| #5 | Block 256 | Yishun Ring Road | $265,000 | +41.2% | 1985 | 59 years |
| #6 | Block 261 | Yishun Street 22 | $265,000 | — | 1985 | 62 years |
| #7 | Block 239 | Yishun Ring Road | $266,500 | — | 1985 | 64 years |
| #8 | Block 789 | Yishun Avenue 2 | $267,500 | — | 1989 | 65 years |
| #9 | Block 115 | Yishun Ring Road | $278,000 | +35.7% | 1983 | 57 years |
| #10 | Block 767 | Yishun Avenue 3 | $280,000 | — | 1987 | 61 years |
Cheapest HDB Blocks in Yishun by Flat Type
2 Room
| Rank | Block | Street | Median Price | 5-Yr Trend | Lease Left |
|---|---|---|---|---|---|
| #1 | Block 438 | Yishun Avenue 11 | $215,500 | +44.7% | 73 years |
| #2 | Block 459 | Yishun Avenue 11 | $299,500 | +41.3% | 86 years |
| #3 | Block 424B | Yishun Avenue 11 | $300,000 | +28.9% | 88 years |
| #4 | Block 424A | Yishun Avenue 11 | $308,000 | +33.6% | 88 years |
| #5 | Block 672A | Yishun Avenue 4 | $338,000 | +34.2% | 90 years |
3 Room
| Rank | Block | Street | Median Price | 5-Yr Trend | Lease Left |
|---|---|---|---|---|---|
| #1 | Block 797 | Yishun Ring Road | $241,500 | — | 67 years |
| #2 | Block 777 | Yishun Avenue 2 | $247,500 | — | 66 years |
| #3 | Block 731 | Yishun Street 72 | $261,500 | +44.5% | 58 years |
| #4 | Block 256 | Yishun Ring Road | $265,000 | +41.2% | 59 years |
| #5 | Block 261 | Yishun Street 22 | $265,000 | — | 62 years |
4 Room
| Rank | Block | Street | Median Price | 5-Yr Trend | Lease Left |
|---|---|---|---|---|---|
| #1 | Block 731 | Yishun Street 72 | $261,500 | +44.5% | 58 years |
| #2 | Block 256 | Yishun Ring Road | $265,000 | +41.2% | 59 years |
| #3 | Block 261 | Yishun Street 22 | $265,000 | — | 62 years |
| #4 | Block 115 | Yishun Ring Road | $278,000 | +35.7% | 57 years |
| #5 | Block 101 | Yishun Avenue 5 | $284,000 | — | 51 years |
5 Room
| Rank | Block | Street | Median Price | 5-Yr Trend | Lease Left |
|---|---|---|---|---|---|
| #1 | Block 171 | Yishun Avenue 7 | $330,000 | +30.0% | 61 years |
| #2 | Block 269 | Yishun Street 22 | $332,000 | +29.8% | 60 years |
| #3 | Block 242 | Yishun Ring Road | $339,000 | +33.2% | 59 years |
| #4 | Block 717 | Yishun Street 71 | $340,000 | +20.9% | 60 years |
| #5 | Block 703 | Yishun Avenue 5 | $349,000 | +30.8% | 56 years |
Executive
| Rank | Block | Street | Median Price | 5-Yr Trend | Lease Left |
|---|---|---|---|---|---|
| #1 | Block 111 | Yishun Ring Road | $327,500 | +34.8% | 55 years |
| #2 | Block 709 | Yishun Avenue 5 | $350,000 | +36.2% | 57 years |
| #3 | Block 736 | Yishun Street 72 | $354,000 | +36.7% | 57 years |
| #4 | Block 706 | Yishun Avenue 5 | $358,000 | +31.1% | 56 years |
| #5 | Block 645 | Yishun Street 61 | $365,000 | +17.0% | 65 years |
Why Block 438 Yishun Avenue 11 Is the Most Affordable
Block 438 Yishun Avenue 11 has the lowest median resale price in Yishun at $215,500. It was built in 2000 and has 73 years of remaining lease, against a town-wide median of 61 years.
The 10 most affordable blocks in Yishun average 63 years of lease remaining and a +41.5% five-year trend. Lower prices in Yishun typically reflect shorter remaining leases, smaller flat types, or lower floor levels. Flats with under 60 years of remaining lease face restrictions on CPF usage and HDB loan eligibility, which compresses the buyer pool and tends to keep prices lower.
See all blocks in Yishun →
Frequently Asked Questions
What is the cheapest HDB flat in Yishun?
The most affordable HDB block in Yishun is Block 438 Yishun Avenue 11 with a median price of $215,500.
Can I use CPF for older HDB flats in Yishun?
CPF can be used for HDB flats with at least 20 years of remaining lease at the point of purchase. The oldest blocks in Yishun have 51 years left. Check individual block pages for details.
Why are some HDB flats in Yishun so cheap?
Lower-priced HDB flats in Yishun are typically older blocks with shorter remaining leases, smaller flat types (1-2 room), or located on lower floors. Lease decay accelerates as the remaining lease shortens.
How much is a budget HDB flat in Yishun?
The 10 most affordable HDB blocks in Yishun have median prices ranging from $215,500 to $280,000.
Is it worth buying a cheap HDB flat in Yishun?
Affordable flats in Yishun can offer value for buyers on a budget, but shorter leases mean faster depreciation. Use our lease decay projections on individual block pages to assess long-term value. This is not financial advice.
Are the cheapest HDB blocks in Yishun appreciating in value?
The 10 most affordable blocks in Yishun have shown an average five-year trend of +41.5%. Individual block performance varies significantly. Past performance does not guarantee future results.
Related Questions
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