Yishun is Singapore's most affordable major HDB town — a far-north, high-liquidity family destination where 4-room flats trade at around S$565,000 (as of 2026-06), making it the national value leader among mature and established towns. With roughly 9,622 resale transactions over the past five years, three North-South Line stations, Northpoint City mall, Khoo Teck Puat Hospital, and a strong spread of neighbourhood schools, Yishun packages genuine liveability at a price point that remains accessible to first-generation homeowners and budget-conscious upgraders. The core trade-off is clear: the far-north location means a longer commute to the CBD than almost any other town, and appreciation has historically tracked the mass-market rather than premium growth corridors. Buyers who can absorb that commute — or who work in the northern growth belt — consistently find Yishun delivers the most flat for the dollar available anywhere in the public housing market.
A Far-North Town Built for Affordability
Yishun occupies the uppermost tier of Singapore's main island, flanked by Sembawang to the west and Sengkang/Punggol to the east. It was developed as a full-service new town in the 1980s, acquiring a full complement of amenities, parks, and schools before most of the country's northern corridor took shape. The 2019 opening of Canberra MRT station — between Yishun and Sembawang — further divided the town catchment and added a third rail access point, reducing walk-to-station distances for a significant slice of residents. Northpoint City, the integrated retail-and-bus-interchange complex at Yishun MRT, anchors daily commerce and connectivity in a single node. Khoo Teck Puat Hospital, rated among Singapore's better public acute hospitals by patient feedback, sits a short bus ride away and has drawn healthcare workers into the local rental and resale markets. The Khatib subzone, served by Khatib MRT and bordering Lower Seletar Reservoir, is earmarked for gradual mixed-use development under URA's long-range planning framework, providing a longer-horizon growth catalyst for the northeastern quadrant of the town.
Market Context and Pricing (as of 2026-06)
Resale volumes underscore Yishun's depth: approximately 9,622 transactions over five years place it among the highest-turnover HDB towns, meaning sellers typically find buyers and buyers face genuine competition. Average resale prices run roughly S$360,000 for 2-room flexi units, S$446,000 for 3-room, S$565,000 for 4-room, S$713,000 for 5-room, and S$927,000 for Executive flats, with average remaining lease around 74 years across the resale stock. Compared with similarly sized towns in the central and east regions, these figures sit 10–20% below the midpoint, reflecting both the distance premium and the relative newness of the Canberra end of town. HDB CPF Housing Grants remain applicable and can materially alter the effective purchase price for eligible first-timer families; the HDB Grant Calculator gives a personalised estimate. For a full view of current price distribution across Yishun and neighbouring towns, the HDB Prices Map layers recent median transacted PSF by zone. Buyers should cross-check affordability comprehensively using the Affordability Calculator, which accounts for income, loan limits, and grant stacking. Authoritative resale and BTO data are published by HDB's official resale portal.
- Average resale price: $561,499
- Transaction volume: 1,577 (12 months)
- Average rent: $2,030/mo
- Gross yield: 4.3%
Quarterly transaction volume is down 8.1% and avg price is down 2.6% quarter-on-quarter in Yishun — a cooling market.
Yishun Town Scores
Investment: Strong
Town Overview
Yishun is an established HDB town with 1,577 resale transactions in the past 12 months.
Price Trend
| Month | Avg Price | Volume | MoM |
|---|---|---|---|
| 2024-07 | $545,908 | 196 | — |
| 2024-08 | $552,807 | 160 | ↑ 1.3% |
| 2024-09 | $556,123 | 143 | ↑ 0.6% |
| 2024-10 | $571,349 | 121 | ↑ 2.7% |
| 2024-11 | $544,942 | 135 | ↓ 4.6% |
| 2024-12 | $563,657 | 134 | ↑ 3.4% |
| 2025-01 | $555,945 | 163 | ↓ 1.4% |
| 2025-02 | $558,496 | 123 | ↑ 0.5% |
| 2025-03 | $542,414 | 133 | ↓ 2.9% |
| 2025-04 | $556,675 | 167 | ↑ 2.6% |
| 2025-05 | $563,795 | 162 | ↑ 1.3% |
| 2025-06 | $575,186 | 158 | ↑ 2.0% |
| 2025-07 | $578,800 | 182 | ↑ 0.6% |
| 2025-08 | $569,690 | 153 | ↓ 1.6% |
| 2025-09 | $571,701 | 136 | ↑ 0.4% |
| 2025-10 | $553,459 | 91 | ↓ 3.2% |
| 2025-11 | $544,737 | 119 | ↓ 1.6% |
| 2025-12 | $576,953 | 115 | ↑ 5.9% |
| 2026-01 | $548,654 | 150 | ↓ 4.9% |
| 2026-02 | $563,399 | 114 | ↑ 2.7% |
| 2026-03 | $576,072 | 143 | ↑ 2.2% |
| 2026-04 | $553,743 | 113 | ↓ 3.9% |
| 2026-05 | $541,235 | 117 | ↓ 2.3% |
| 2026-06 | $547,837 | 144 | ↑ 1.2% |
Flat Type Breakdown
| Flat Type | Avg Price | Volume |
|---|---|---|
| 4 ROOM | $561,464 | 785 |
| 3 ROOM | $445,088 | 419 |
| 5 ROOM | $709,084 | 237 |
| EXECUTIVE | $939,102 | 68 |
| 2 ROOM | $365,381 | 66 |
| MULTI-GENERATION | $1,107,500 | 2 |
Rental Market
| Flat Type | Median Rent |
|---|---|
| 2 ROOM | $2,300/mo |
| 2 ROOM | $2,300/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $1,650/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,650/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,950/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,350/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $1,650/mo |
| 3 ROOM | $1,480/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $1,650/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,500/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $1,530/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,550/mo |
| 3 ROOM | $1,900/mo |
| 3 ROOM | $1,600/mo |
| 3 ROOM | $1,800/mo |
| 3 ROOM | $764/mo |
| 3 ROOM | $1,100/mo |
| 3 ROOM | $2,650/mo |
| 3 ROOM | $2,600/mo |
| 3 ROOM | $2,600/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $728/mo |
| 3 ROOM | $2,600/mo |
| 3 ROOM | $1,350/mo |
| 3 ROOM | $2,630/mo |
| 3 ROOM | $1,000/mo |
| 3 ROOM | $750/mo |
| 3 ROOM | $2,600/mo |
| 3 ROOM | $2,630/mo |
| 3 ROOM | $800/mo |
| 3 ROOM | $850/mo |
| 3 ROOM | $750/mo |
| 3 ROOM | $2,630/mo |
| 3 ROOM | $735/mo |
| 3 ROOM | $1,100/mo |
| 3 ROOM | $2,650/mo |
| 3 ROOM | $1,750/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $2,600/mo |
| 3 ROOM | $2,400/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $1,400/mo |
| 3 ROOM | $2,500/mo |
| 3 ROOM | $750/mo |
| 3 ROOM | $2,100/mo |
| 3 ROOM | $2,550/mo |
| 3 ROOM | $1,300/mo |
| 3 ROOM | $2,700/mo |
| 3-RM | $728/mo |
| 3-RM | $750/mo |
| 3-RM | $735/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $2,050/mo |
| 4 ROOM | $1,930/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,400/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,150/mo |
| 4 ROOM | $1,850/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,800/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $1,880/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,500/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $900/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $1,630/mo |
| 4 ROOM | $2,190/mo |
| 4 ROOM | $1,000/mo |
| 4 ROOM | $1,630/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $1,100/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $2,230/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $1,200/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $1,500/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $850/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $850/mo |
| 4 ROOM | $2,150/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,550/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $850/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $850/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $850/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $900/mo |
| 4-RM | $850/mo |
| 4-RM | $850/mo |
| 4-RM | $850/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $2,330/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $1,600/mo |
| 5 ROOM | $1,500/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $1,000/mo |
| 5 ROOM | $1,650/mo |
| 5 ROOM | $900/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $1,730/mo |
| 5 ROOM | $2,150/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $2,150/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $3,200/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $1,100/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $1,350/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $1,540/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $3,500/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $1,700/mo |
| 5 ROOM | $950/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $3,150/mo |
| 5 ROOM | $1,050/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $1,850/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,450/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,450/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,350/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,430/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,030/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,500/mo |
| 5-RM | $900/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $3,600/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $3,600/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $3,750/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $3,400/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $3,400/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $3,050/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,800/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,250/mo |
| EXECUTIVE | $2,500/mo |
Private Options Near Yishun
Upgrading out of Yishun? These private developments are closest to the town:
- NORTH PARK RESIDENCES — avg $1,858 psf, 99-yr leasehold, 460m from town centre
- NINE RESIDENCES — avg $1,331 psf, 99-yr leasehold, 850m from town centre
- THE WISTERIA — avg $1,408 psf, 99-yr leasehold, 870m from town centre
- THE CANOPY — avg $1,157 psf, 99-yr leasehold, 1 km from town centre
- LILYDALE — avg $930 psf, 99-yr leasehold, 1.1 km from town centre
Lowest Entry Prices Among Major Towns
The most immediate strength of Yishun is price leadership. A 4-room flat at roughly S$565,000 — and a 3-room at S$446,000 — sits below the national median for equivalent flat types and well below what comparable flat sizes fetch in Bishan, Queenstown, or even Tampines (as of 2026-06). For first-timer families stretching CPF savings and the Enhanced Housing Grant, this gap can mean the difference between affordability and ineligibility. The approximately 74-year average remaining lease is moderate rather than long but is broadly acceptable for buyers under 40 taking a 25-year loan and planning an eventual resale. The high transaction volume (~9,622 over five years) also indicates that Yishun flats are easy to exit — low days-to-sell, robust buyer demand, minimal distress selling — which limits downside in uncertain markets. Price and liquidity together make Yishun a structurally low-risk entry point for buyers whose primary objective is home ownership rather than investment performance.
Three NSL Stations and Integrated Amenities
Yishun's rail network is its second major asset. The North-South Line stops at Yishun, Khatib, and Canberra (the last added in 2019 per the LTA North-South Line overview), distributing MRT access widely across the town's footprint. Northpoint City — one of the north's largest suburban malls, integrated with the Yishun MRT concourse and bus interchange — provides seamless public-transport transfers alongside retail, dining, cinema, and a public library. Khoo Teck Puat Hospital adds a significant employment node and a practical healthcare anchor rarely found so close to residential precincts in far-north towns. Green space is well-provided: Yishun Pond and the ORTO recreational park cater to cycling, fishing, and family leisure, offering a quality-of-life cushion that offsets the remoteness from urban amenities. Schools serving the town include Naval Base Primary, Huamin Primary, Chongfu Primary, Northland Primary, and Yishun Town Secondary, giving families a reasonable spread of local educational options; the full list of MOE schools in the Yishun postal zone is available at the MOE School Finder.
Northern Growth Belt and Long-Range Planning
Yishun's long-run position benefits from Singapore's strategic push to decentralise employment northward. The Woodlands Regional Centre, Sembawang shipyards, and healthcare cluster around Khoo Teck Puat already generate substantial north-side employment. URA's Long-Term Plan Review points to continued mixed-use development along the northern corridor; the URA Master Plan outlines zoning intent for the Khatib and Chong Pang growth nodes. For residents who work or will work in the northern belt, Yishun's commute profile inverts: it becomes a short, direct NSL ride rather than a long one. Journey time from Yishun MRT to Woodlands takes roughly 12–15 minutes — materially shorter than equivalent commutes from central towns to Marina Bay.
A Long CBD Commute Is the Core Trade-Off
Yishun's distance from the CBD is not a minor inconvenience — it is the defining characteristic that explains its price advantage. The North-South Line journey from Yishun to Raffles Place runs through approximately 23 stations and takes 45–55 minutes door-to-station-exit in peak hours, longer with transfers. Unlike towns served by the Thomson-East Coast Line or the Circle Line, Yishun has no express bypass or cross-island shortcut. Buyers in CBD-facing roles — finance, legal, creative, government — will face this commute daily. Travelling time also translates to transport cost; the Commute Time Map illustrates isochrone reach from Yishun and nearby towns relative to the financial district. Buyers should budget this commute into their decision honestly, not just financially but in terms of household time, energy, and quality of life over a 10–25 year ownership horizon. Remote work or hybrid arrangements can absorb the distance, but policy reversals could reimpose the full commute burden.
Mass-Market Appreciation Profile and No Elite-School Belt
Yishun's price leadership also reflects its appreciation ceiling. The town is a mass-market, demand-driven resale market rather than a prestige-driven one. Over the past decade, Yishun resale prices have broadly tracked the HDB Resale Price Index rather than outperforming it — a pattern consistent with far-north OCR towns nationwide. Buyers targeting capital-gains-led wealth building should compare Yishun's trajectory against towns closer to growth nodes or major infrastructure investments before committing. Additionally, Yishun lacks the cluster of top-tier primary schools that drives premium pricing in Bishan, Queenstown, or Buona Vista. Families prioritising Phase 2A priority balloting for oversubscribed schools will find fewer legacy school anchors here. For yield investors, the arithmetic is also unfavourable: with CPF rental restrictions during the Minimum Occupation Period and relatively modest rents once MOP clears, gross yields are thin against even the affordable entry price.
- ✅ budget-first-buyer: Yishun is the national value leader for HDB entry pricing — 4-room flats at ~S$565k and strong grant eligibility make it the most accessible path to home ownership among established major towns (as of 2026-06).
- ✅ value-seeker: High liquidity (~9,622 txns over 5 years), ~74-year average remaining lease, and the deepest per-dollar flat size in Singapore combine into a structurally low-risk, high-value proposition for buyers prioritising bang-for-dollar over location prestige.
- ✅ north-corridor-worker: Residents working at Khoo Teck Puat Hospital, Sembawang, Woodlands Regional Centre, or other north-side employment nodes face a short NSL commute — the distance trade-off inverts entirely for this group, making Yishun's low prices a pure benefit.
- ⚠️ cbd-commuter: The NSL journey from Yishun to Raffles Place is 45–55 minutes peak — manageable with remote-work flexibility but a daily grind for fully office-based CBD roles. Weigh the price saving against the commute cost honestly before committing.
- ❌ yield-investor: Despite the low entry price, HDB rental restrictions during MOP and relatively modest far-north rents produce thin gross yields. Yishun is a home-ownership play, not a yield vehicle — investors seeking rental income should look to higher-demand transit nodes.
Yishun earns its place as Singapore's most affordable major HDB town through genuine liveability at a price point that no comparable town matches. The combination of three NSL stations, Northpoint City, Khoo Teck Puat Hospital, solid family schools, and green recreational space gives buyers a complete living environment — not just a cheap postcode. The price leadership is real and persistent, reflecting the far-north location rather than any structural weakness in the town itself. For first-timer families who need to maximise grant leverage and CPF deployment, for households anchored in the northern employment belt, and for value-oriented buyers who price the long commute to CBD accurately, Yishun consistently delivers the highest return on housing dollar in the public resale market (as of 2026-06). It is not the right choice for buyers chasing premium capital appreciation, elite-school proximity, or strong rental yield — but for the buyer whose primary goal is owning a well-sized, well-served flat without stretching finances to the limit, Yishun is one of the clearest value propositions in the Singapore housing landscape.
FAQ
What is the average HDB resale price in Yishun?
What is the rental yield in Yishun?
Methodology & Sources
Numbers in this article reflect Last 12 months and update as new data becomes available.
HDB resale and rental data from data.gov.sg.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.