On 20 May 2026, a headline went viral: a 4-room HDB flat at 390 Yishun Avenue 6 had supposedly sold for S$950,000 — a near-million-dollar record for the estate.
By 22 May, HDB had clarified.
The S$950K figure was a data reflection error on HDB’s Check Resale Flat Prices e-Service and on data.gov.sg. The actual transacted price was S$455,000. HDB has since removed the erroneous entry and is republishing the correct one.
The standing 4-room resale record for Yishun is unchanged: S$819,000, set in November 2025 by a 989 sqft DBSS unit at Adora Green.
I’m writing this for two reasons. First, because if you saw the original headline you deserve the corrected figure from a verified source. Second, because the gap between the viral headline (S$950K) and the actual transaction (S$455K) — over half a million dollars — is the perfect case study for a problem most HDB owners face in 2026: you probably don’t know what your flat is actually worth.
Not because the market is mysterious, but because most owners anchor on viral headlines, what they paid years ago, or what their neighbour heard — instead of HDB-verified transaction data.
Let’s fix that.
What HDB-verified transactions actually look like at 390 Yishun Ave 6
| Date | Floor band | Size | Transacted price | PSF |
|---|---|---|---|---|
| May 2026 (corrected) | 7th–9th | 903 sqft | S$455,000 | S$504 |
| April 2026 | 10th–12th | 903 sqft | S$460,000 | S$509 |
| Aug 2024 (prior block record) | 10th–12th | 1,119 sqft | S$525,000 | S$469 |
That’s the honest range for 390 Yishun Avenue 6: S$455,000 – S$525,000 for 4-room units. The block was completed in 1988 — about 61 years of lease remaining — and consists of Four-Room Simplified Flats.
The wider Yishun 4-room landscape in 2026
Within 200m of 390 Yishun Avenue 6:
- Valley Spring @ Yishun — 1,001 sqft 4-room (4th–6th floor) transacted at S$628,000 in January 2026.
- Adora Green (DBSS) — 989 sqft 4-room (13th–15th floor) transacted at S$819,000 in November 2025. Adora Green is a Design, Build and Sell Scheme flat — different product class, private-style finishes. Shouldn’t be used as a comp for a standard 4-room.
Honest Yishun 4-room band in 2026 (HDB-verified):
| Segment | Typical range |
|---|---|
| Older blocks (1980s–early 1990s), standard 4-room | S$455K – S$525K |
| Newer blocks (post-2000), closer to MRT / schools | S$550K – S$700K |
| DBSS units (e.g., Adora Green) | S$700K – S$820K |
If you’ve seen agents quoting “ordinary Yishun 4-rooms at S$650K–S$750K” — that range is selectively true (newer blocks near MRT) but not representative of typical older-stock 4-rooms in the estate.
What your flat is worth across Singapore — corrected
| Region | Typical 4-room resale band (HDB-verified 2026) |
|---|---|
| Mature central (Bishan, Toa Payoh, Queenstown, Bukit Merah) | S$850K – S$1.0M+ |
| Mature east/west (Tampines, Hougang, Bedok, Jurong East) | S$700K – S$850K |
| Newer mature (Sengkang, Punggol, Pasir Ris) | S$600K – S$780K |
| Outer non-mature (Yishun, Sembawang, Woodlands, Choa Chu Kang) | S$455K – S$680K |
If you bought your 4-room more than 4 years ago, your equity has almost certainly grown — but how much depends on six specific factors.
The six factors that determine your HDB resale value
1. Floor level. High floor (12th+) commands 5–12% over mid-floor. Top floor with unblocked views adds another 3–5%.
2. Remaining lease. Flats with 80+ years remaining trade closer to peak. Below 60 years remaining, bid pool tightens materially due to CPF + bank financing limits.
3. Renovation condition. A move-in-ready unit with recent renovation (S$40K–S$60K in last 3 years) sells S$25K–S$50K higher than the same unit needing work.
4. Block facing and unit layout. West-facing afternoon sun, blocked views, awkward corner units can take S$15K–S$40K off the comp.
5. Proximity to MRT, schools, amenities. Within 500m of an MRT exit = clear premium. Within 1km of a popular primary school drives bidding during P1 registration windows.
6. Recent comparables in your block. Your flat’s price anchors to comparable units (same model, same floor band) sold in the last 60–90 days.
The most common pricing mistake in 2026: anchoring on a viral headline (or on what you paid 8 years ago) instead of last-90-day comparables in your specific block. That’s how flats sit unsold for 6+ months while the market moves past them.
How to verify your own HDB price — free, no agent required
1. HDB Check Resale Flat Prices e-Service — search “HDB resale flat prices e-service”. Filter by your town, flat type, year. Shows actual transacted prices.
2. data.gov.sg Resale Flat Prices dataset — downloadable CSV of every HDB resale transaction since 1990, updated monthly.
Look for: same town, same flat type, same floor band, transactions in last 60–90 days, same block or immediately adjacent. That’s your comp set.
Caveat: HDB-verified data tells you what the market paid — not what your specific unit will fetch. Your floor, lease, renovation, layout, and facing all move your number within the comp band.
What a proper home indicative price gives you that the e-Service can’t
1. The realistic asking-to-sold gap right now in your estate. Most flats sell 3–6% below asking — knowing this helps you price right from day one.
2. Which renovation tweaks lift value vs. cost. Some have positive ROI, some negative.
3. Your timing window. Q3 2026 vs Q1 2027 can be S$20K–S$50K swing.
4. A range with assumptions, not a single number.
Get a free home indicative price on your HDB
Send me four things on WhatsApp:
- Block + flat type (e.g., “Yishun Blk 638A, 4-room corner”)
- Approximate floor level
- Last renovation year (rough estimate)
- Your selling timeline (3 months / 6 months / “just curious”)
I come back within 24–48 hours with: last 60–90 days of HDB-verified comparable transactions in your block, a realistic asking-price range with assumptions, honest read on what to fix or leave alone, and a sell-now-vs-hold call for your situation.
Every figure verifiable against HDB source data. If the data isn’t there, I tell you.
📱 WhatsApp +65 9646 8188 with the four items above.
📋 Or use the home indicative price request form: adenyangproperty.com/home-indicative-price
📺 Follow my WhatsApp Channel for HDB resale data + market reads twice a week, all HDB-verified.
Thinking of upgrading?
If your HDB is worth S$150K–S$300K more than you paid, the upgrade math has changed materially.
Active new launches that suit HDB upgraders:
- Dunearn House (D11) — preview July 2026 · 99-yr leasehold · 1km to Methodist Girls’ Primary
- Thomson Reserve (D20) — preview Q3 2026 · Upper Thomson MRT walking distance
- Lentor Mansion (D26) — active selling · Lentor MRT
- Norwood Grand (D25) — first major D25 launch in years · Woodlands South MRT
- The Hillshore (D5) — freehold boutique · Pasir Panjang
Browse all 67 active new launches →
Aden Yang — ERA Branch Division Director · CEA R063636G · ERA L3002382K · +65 9646 8188
This article is general market commentary based on HDB-verified transaction data via the Check Resale Flat Prices e-Service and data.gov.sg, plus reporting from Stacked Homes (editor’s notes 20 + 22 May 2026). For specific advice, engage a licensed agent.
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