District 27 · Yishun · OCR
Eight Courtyards
Canberra Drive · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,374
+3.7% vs district median
Gross yield
3.4%
median rent $3,600/mo
3-year gain
12.1%
Transactions · 5y
122
16 in last 12 months
Nearest MRT
Canberra Mrt Station · 539.203m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Yishun Primary School 619m · Phase 2C 0.4× · Ahmad Ibrahim Primary School 635m · Phase 2C 0.2× · Chongfu School 959m · Phase 2C 3.5× balloted · Xishan Primary School 959m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 284m
Food
Yishun Ring Road Blk 104/105 (Chong Pang Market And Food Centre) · 809m - 2 hawker centres within 1km
Green
Kemuning Pk · 433m - 5 parks within 1km
Mall
Sembawang Shopping Centre · 751m
Health
Yishun Polyclinic (polyclinic) · 1.3km
Who lives in Yishun
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
221,610
Median age
40 yrs
50% under 40 · getting older
Children 0–9
23,150
▲ 15% since 2015 · future P1 demand
Household size
3.2 avg
Homes
88% HDB
9% condo · 3% landed
Degree holders
24%
residents 15+
Commute
60% transit
16% drive
45 min+ to work
39%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,325 psf - 4% above units on floors 1–5 ($1,275 psf).
Price trend average PSF by year
2021
$1,035
2022
$1,136
+9.8%
2023
$1,221
+7.5%
2024
$1,255
+2.8%
2025
$1,340
+6.8%
2026
$1,369
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,250/mo | $3.82 | 3.3% | 158 |
| 3BR | $3,900/mo | $3.71 | 3.2% | 214 |
| 4BR | $4,800/mo | $3.56 | 3.1% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,540,000 | 1,141 | $1,350 | 01-05 |
| Jun 2026 | $1,460,000 | 1,087 | $1,343 | 01-05 |
| Jun 2026 | $1,278,000 | 958 | $1,334 | 01-05 |
| Jun 2026 | $1,050,000 | 753 | $1,394 | 01-05 |
| May 2026 | $1,980,000 | 1,378 | $1,437 | 01-05 |
| Apr 2026 | $1,655,000 | 1,152 | $1,437 | 11-15 |
| Apr 2026 | $1,198,000 | 861 | $1,391 | 11-15 |
| Mar 2026 | $1,630,000 | 1,152 | $1,415 | 11-15 |
| Feb 2026 | $1,650,000 | 1,152 | $1,433 | 06-10 |
| Jan 2026 | $1,520,000 | 1,087 | $1,398 | 11-15 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Eight Courtyards actually sell for - this project trades at 2.6× the nearest block’s PSF.