Yishun 5-room HDB resale prices

How Yishun compares

Of the 26 towns with at least 20 5-room resales in this period, Yishun had the 5th lowest median 5-room price. Town medians mix blocks of different ages and locations, so a comparison between towns is a starting point, not a price for your flat.

5-room flats made up 16% of Yishun's 1,575 resales in this period. Their S$690,444 median sits 28% above the town's all-type median of S$538,000, and 15% below the typical 5-room median across towns with a page for this flat type (S$810,000). Nationally, 24,657 flats of all types changed hands, with a median of S$630,000.

Which 5-room flats sell in Yishun

Almost every 5-room flat sold here was HDB's Improved model: 235 sales, or 92% of the recorded total, at a median of S$688,000. With one model dominating, differences between sales come down more to storey, lease and condition than to layout.

Prices by quarter

The median moved from S$723,000 in Oct–Dec 2025 to S$678,000 in Jul–Sep 2026, a change of -6.2%. Each quarter has a different mix of blocks, so this is not a like-for-like price index.

Sales were busiest in Aug 2026 (32 registered) and quietest in Nov 2025 (11). The last three months of the period recorded 89 sales against 51 in the first three (+75%). Registration month lags the agreed sale by a few weeks, so these counts describe when deals completed, not when they were struck.

Prices by floor level

Flats on storey 13 and above sold for a median S$25,000 more than flats on storeys 1 to 6. The bands also differ in lease and location, so this gap is not the value of height alone.

Prices by remaining lease

Remaining lease affects how much CPF and bank loan a buyer can use, which shapes how many buyers can afford an older flat. HDB records the lease left at the time of each sale.

The largest lease group for Yishun 5-room resales was 80 years or more left: 120 sales, or about 47% of this flat type’s recorded transactions, with a median of S$736,500. If your flat has a different remaining lease, start with its own band instead of applying the town-wide median.

When Yishun's 5-room blocks were built

The leases on these flats began between the 1980s and the 2010s. Blocks from the 2010s supplied 47% of sales at a median of S$736,500, while the 1980s blocks (115 sales) had a median of S$660,000. A buyer's CPF and loan limits depend on the lease left, so the decade your block was built shapes who can afford it.

Using this range for your own flat

The middle 80% of Yishun 5-room sales sat between S$618,000 and S$780,000, a spread of S$162,000. These are the 10th and 90th percentiles, not the lowest and highest sale prices. The typical floor area in this sample was 120 square metres. Compare that with your layout and size before treating a neighbouring sale as a match.

Half of these flats measured around 120 square metres. Over 122 sqm flats (37 sales) had a median of S$688,000, against S$695,000 for 112-122 sqm (217 sales). Bigger did not mean dearer here: the larger 5-room flats in Yishun tend to sit in older blocks, so remaining lease and location outweighed floor area in this sample.

Selling a 5-room flat in Yishun: the agent fee

On the median 5-room price of S$690,444, an illustrative 2% commission with GST comes to S$15,051.68. The Fairnest seller package is a fixed S$2,178.91 incl. GST, payable only when the sale completes. That is an illustrative difference of S$12,872.77. Agency fees are negotiable and are not fixed by CEA.

Same flat type, similar price

• Bukit Panjang 5-roomS$695,888
• Sengkang 5-roomS$700,000
• Choa Chu Kang 5-roomS$670,000
• Jurong East 5-roomS$715,000

Other flat types in Yishun

• 2-room · S$362,500
• 3-room · S$433,000
• 4-room · S$550,000
• Executive · S$900,000
• All of Yishun

Observation period: Oct 2025 to Sep 2026. These are historical sales, not a valuation of any flat. Floor bands use the lowest storey in HDB's recorded range; lease bands use the remaining lease recorded at sale; quarters use the registration month. Contains information from HDB resale flat prices (registration date), data.gov.sg, accessed on 2026-10-17, made available under the terms of the Singapore Open Data Licence.