Yishun HDB Flats Reaching MOP in 2026 and 2027: Which Blocks, What They Sell For, What to Do
By David Ho · CEA R027577A · · 4 min read
If you own a newer Yishun flat, 2027 is the year to plan for. HDB's records show Yishun has the largest group of flats reaching MOP in 2027 of any town: about 3,600 flats completed in 2022. Before that, about 450 flats at Yishun Street 44 reach MOP in 2026. At the same time, Yishun's resale prices have eased, so the gap between selling your flat and buying a condo has widened. Owners who plan early, and price from the right comparisons, are in the strongest position.
This guide lists the Yishun blocks, shows what newer flats are selling for, and sets out how to decide. All figures are from HDB's data, as at October 2026.
Which Yishun flats reach MOP, and when?
Your MOP is five years from the day you collected your keys. HDB's records show when each block was completed:
| Expected MOP | Street | Blocks | Flats |
|---|---|---|---|
| 2026 | Yishun Street 44 | 476A to 477A | 456 |
| 2027 | Yishun Avenue 6 | 10 blocks | 1,389 |
| 2027 | Yishun Street 42 | 470A to 473B | 756 |
| 2027 | Yishun Street 44 | 475A to 477C | 570 |
| 2027 | Yishun Ring Road | 381A to 381D | 532 |
| 2027 | Yishun Street 31 | 382A to 382C | 391 |
Check your own date on the HDB Flat Portal, under My Flat Dashboard. The 2027 list includes 2-room Flexi flats; those sold on short leases to seniors can't be resold.
What newer Yishun flats sell for in 2026
These are 2026 resale medians for Yishun flats with leases from 2017 to 2021:
| Street (lease from) | 4-room median | 5-room median |
|---|---|---|
| Yishun Avenue 4 (2018) | $610,000 | $770,001 |
| Yishun Street 51 (2018) | $620,888 | $750,000 |
| Yishun Street 51 (2017) | $603,500 | $757,500 |
| Yishun Street 42 (2021) | $595,000 | |
| Yishun Street 44 (2021) | $574,250 |
Across all of Yishun, the median 4-room resale price in 2026 was $550,000, and the median 5-room price $690,000. The town's 4-room median has eased from $573,000 in Q3 2025 to $550,000 in Q3 2026.
What that means for sellers
- Price from your own block. Newer Yishun 4-room flats differ by about $46,000 at the median, and by more within each street.
- Watch the 2027 wave. About 3,600 nearby flats will be eligible to sell in the same year.
- Mind the gap. While HDB resale prices eased, private home prices rose 1.4% in Q3 2026. No one can say how long that lasts, but it makes a realistic budget even more important.
C.L.E.A.R in practice: Ahmad and Siew Ling
An illustrative scenario: the names and details are fictional, based on situations we often see with clients.
Ahmad and Siew Ling, both 36, earn $10,500 a month together. Their Yishun Street 42 4-room reaches MOP in 2027, and they'd like a condo before their son starts primary school.
- Clarity. They want space and a home that grows their wealth, without stretching the household budget.
- List options. A resale condo, an EC, or staying two more years and saving.
- Evaluate. Selling at about $595,000 would return $150,000 to their CPF and $229,029 in cash. Our HDB upgrade calculator puts their ceiling at about $1,561,000 if they sell first, with an instalment of $4,794, 46% of their income.
- Align. A $1,100,000 home keeps the instalment at $3,378, 32% of income, and leaves about $162,400 in reserve. An EC near Yishun is worth comparing too, since it's within their income ceiling.
- Reinforce. They'll start viewings six months before MOP, so they never have to accept the first offer on their flat.
| $1,100,000 home | Their ceiling, $1,561,000 | |
|---|---|---|
| Monthly instalment at 2.6% | $3,378 (32% of income) | $4,794 (46% of income) |
| At the 4% stress rate | $4,009 | $5,690 |
| Cash and CPF left after buying | About $162,400 | Very little |
The ceiling was the emotional pull. A home they can carry, with money left over, was the logical answer. Read about the EC route in upgrading from HDB to an EC.
How to plan: C.L.E.A.R
- Clarity, 12 months before MOP. Check your outstanding loan and CPF used, plus accrued interest, at my.cpf.gov.sg. Get a bank's in-principle approval.
- List options, 9 months before. Resale condo, new launch, EC, a different HDB flat, or staying.
- Evaluate, 6 months before. Price your flat from your own block's sales, and decide the order of selling and buying: see sell first or buy first.
- Align, 3 months before. Fit the plan around school, work and where you'll stay.
- Reinforce, in the MOP month. Register your Intent to Sell on the HDB Flat Portal, wait the seven days, and keep six months of expenses aside.
Our C.L.E.A.R framework explains each step.
Frequently asked questions
Which Yishun HDB flats reach MOP in 2026?
Mainly Blocks 476A to 477A at Yishun Street 44, about 450 flats completed in 2021. Your exact date depends on when you collected your keys.
Which Yishun flats reach MOP in 2027?
About 3,600 flats completed in 2022, along Yishun Avenue 6, Yishun Street 42, Yishun Street 44, Yishun Ring Road and Yishun Street 31.
How much is a Yishun 4-room flat worth in 2026?
The 2026 median for a Yishun 4-room resale is $550,000. Newer flats with leases from 2017 to 2021 resold at medians of about $575,000 to $620,000, depending on the block and floor.
Should I sell my Yishun flat as soon as it reaches MOP?
Only if your next home is planned and your numbers work. With prices easing and many flats reaching MOP together, owners who are prepared, and not forced to sell quickly, tend to do best.
What this means for you
Yishun's 2027 MOP wave is the biggest in Singapore, and it arrives while prices are easing. That makes preparation worth more than timing: know your flat's realistic value, set a comfortable budget, and decide the order of selling and buying before you list.
If you'd like a plan built around your block and MOP date, we can help you sell your HDB flat and line up the next home.
