834 Yishun Street 81 760834, Yishun South, North Region, Singapore
$1,000,000














****Rare ! Pure Selling Only! High Floor Exec Mais Serious Seller Call/ Whatsapp Ray Lim 9.6.2.8.6.3.0.3 For Viewing**** Exec Mais 834 Yishun Open to All Ethnic Group & Citizenship 4 Bedroom 3 Bathroom Balance Lease approx 61 years High Floor 1572sf Nicely Renovated, NS Facing Stroll to Khatib MRT Convenient, Mins to Supermarket, Shops Mins to Sports Stadium/ Seletar Reservoir Within 1km to Peiying Pri/ Naval Base Pri / Northland Pri School Near Wisteria Mall Price Neg Call 9.6.2.8.6.3.0.3 For Viewing Remark: Some photos are ID for illustration only. Call to view actual unit.
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…
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.09M
S$693 psf
Asking Price
S$1.00M
S$636 psf
vs Market
-8.2%
vs Last Done
-1.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Khatib
285m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$629
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$693
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 834 YISHUN ST 81 Floor 07 TO 09 | 1,528sqft | S$990,000 | ▼S$648 -6.5% vs FV | 99yr from 1988 |
Oct 2025 | Blk 834 YISHUN ST 81 Floor 07 TO 09 | 1,528sqft | S$990,000 | ▼S$648 -6.5% vs FV | 99yr from 1988 |
Sep 2025 | Blk 834 YISHUN ST 81 Floor 04 TO 06 | 1,572sqft | S$990,000 | ▼S$630 -9.1% vs FV | 99yr from 1988 |
Dec 2024 | Blk 834 YISHUN ST 81 Floor 07 TO 09 | 1,528sqft | S$950,000 | ▼S$622 -10.2% vs FV | 99yr from 1988 |
Jul 2024 | Blk 834 YISHUN ST 81 Floor 10 TO 12 | 1,528sqft | S$940,000 | ▼S$615 -11.3% vs FV | 99yr from 1988 |
Blk 834 YISHUN ST 81
Oct 2025 · Floor 07 TO 09
-6.5% vs FV
Blk 834 YISHUN ST 81
Oct 2025 · Floor 07 TO 09
-6.5% vs FV
Blk 834 YISHUN ST 81
Sep 2025 · Floor 04 TO 06
-9.1% vs FV
Blk 834 YISHUN ST 81
Dec 2024 · Floor 07 TO 09
-10.2% vs FV
Blk 834 YISHUN ST 81
Jul 2024 · Floor 10 TO 12
-11.3% vs FV
HELIOS AI Analysis
The HDB Executive unit in Yishun, with a remaining lease of 75 years, presents a compelling investment opportunity in the current market landscape. Valued at approximately $1,089,345 or $693 per square foot, this property stands out with a market signal indicating a good deal, reflecting an 8.2% difference from the baseline valuation. Such a discrepancy suggests that this unit is competitively priced, making it appealing for potential buyers who seek value in a robustly performing area.
However, it is essential to note the model confidence level is classified as low, derived from the analysis of just four recent HDB resale transactions in the vicinity. This limited dataset may introduce variability in the valuation, highlighting the need for cautious consideration. As the market dynamics in Yishun continue to evolve, prospective buyers should weigh the benefits of a longer lease term against the broader economic indicators influencing HDB prices, ensuring a well-informed investment decision.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.