223 Yishun Street 21 760223, Northland, North Region, Singapore
$400,000
FOR SALE * 3NG Blk 223 Yishun St 22 * + Level 3 + simple condition + 2bedrooms + 2Bathrooms + Size 67sqm/721sqft + Main door Facing NorthWest + Total door no 2 + Balance lease 60yrs+ + Age of block 38yrs+ + All races / PR eligible and welcome + Nearest MRT: Yishun MRT, 14min walk + Nearest Hospital: KTPH 6min drive + Nearest Mall: Northpoint 5min drive + Nearest Schools: Yishun Primary Xishan Primary Ahmad Ibrahim Primary Yishun Town Secondary Northland Secondary Ahmad Ibrahim Secondary Call me for viewing yah! Click here to whatsapp me https://wa.me/659178XXXX i have many other listings and i am well connected to other good deals. WHATSAPP me to find out more info! follow me on my personal fb: https://www.facebook.com/inasultan/ like my fb fanpage: https://www.facebook.com/tanyakakina/ check out my reviews on fb: https://www.facebook.com/tanyakakina/reviews check out my reviews online: https://www.findpropertyagent.sg/property-agent/R027576C subscribe to my youtube channel: https://youtu.be/BArvMEJZ8E0 follow me on tiktok @ina.sultan and @inasultanrealtor follow me on Instagram @tanyakakina Click here to whatsapp me directly https://wa.me/659178XXXX I am a FULLTIME and ACTIVE agent, I am here to assist you. i have helped people from many different types of scenarios, Try me and you wont be disappointed, I will always strive to do my best! Sell, Buy, Rent, Join me now! Call / Whatsapp / PM me now! Ina Sultan 9178XXXX ERA District Division Director for SHIELD Division ERA Top Achiever 2012-2022 (11yrs in a row!) ERA SouthEast Asia Pacific Elite Achiever 2012-2022 ERA Diamond Achiever ($100k comm in a month) ERA Synergy Division Top Achiever 2009-2022 ERA Synergy Division Top Manager Member of ERA Million Dollar Club Member of REINZ Millionaire Network CEA Licence: R027576C HP: 9178XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$359,267
S$498 psf
Asking Price
S$400,000
S$555 psf
vs Market
+11.3%
vs Last Done
-6.9%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Yishun
553m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$600
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$498
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 223 YISHUN ST 21 Floor 04 TO 06 | 721sqft | S$430,000 | ▲S$596 +19.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 223 YISHUN ST 21 Floor 04 TO 06 | 721sqft | S$430,000 | ▲S$596 +19.7% vs FV | 99yr from 1986 |
Jun 2025 | Blk 223 YISHUN ST 21 Floor 10 TO 12 | 721sqft | S$458,000 | ▲S$635 +27.5% vs FV | 99yr from 1986 |
Apr 2025 | Blk 223 YISHUN ST 21 Floor 01 TO 03 | 721sqft | S$410,000 | ▲S$569 +14.3% vs FV | 99yr from 1986 |
Blk 223 YISHUN ST 21
Nov 2025 · Floor 04 TO 06
+19.7% vs FV
Blk 223 YISHUN ST 21
Nov 2025 · Floor 04 TO 06
+19.7% vs FV
Blk 223 YISHUN ST 21
Jun 2025 · Floor 10 TO 12
+27.5% vs FV
Blk 223 YISHUN ST 21
Apr 2025 · Floor 01 TO 03
+14.3% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Yishun, currently estimated at $359,267 or $498 PSF, presents a compelling case for analysis within the context of the local real estate market dynamics. With a remaining lease of 57 years, this property sits at an intriguing intersection of longevity and market sentiment. The valuation indicates a price that is above the market baseline by 11.3%, suggesting that factors beyond mere physical attributes are influencing buyer demand and willingness to pay a premium for this specific unit.
It is essential to note that the model confidence level associated with this valuation is low, indicating that while the data is drawn from three recent HDB resale transactions in the vicinity, there may be underlying market fluctuations or unique characteristics of this property that are not fully captured by conventional metrics. As the Yishun area continues to evolve, with ongoing developments and infrastructural improvements, the observed premium could reflect both speculative buyer sentiment and the strategic positioning of the unit within a broader, competitive marketplace. Investors and potential buyers should approach this valuation with consideration of these market signals, aligning their expectations with the unique lease dynamics and emerging trends in the Yishun district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.