District 27 · Yishun · OCR
Lilydale
Yishun Avenue 6 · Executive Condominium · 99 yrs lease commencing from 2000
Current PSF
$925
-30.2% vs district median
Gross yield
4.3%
median rent $4,050/mo
3-year gain
8.2%
Transactions · 5y
58
9 in last 12 months
Nearest MRT
Yishun Mrt Station · 1,649.516m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+61% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential47 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
North View Primary School 361m · Phase 2C 1.8× balloted · Tri-Love Student Care @ North View Primary School 372m · Huamin Primary School 604m · Phase 2C 1.5× balloted · Whee!Canopus Student Care @ Huamin Primary School 606m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Northbrooks Secondary School · 566m
Food
Yishun Park Hawker Centre · 473m
Green
Yishun Pk · 748m
Mall
Wisteria Mall · 1.1km
Health
Khoo Teck Puat Hospital (hospital) · 1.2km
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 $953 psf - 7% above units on floors 1–5 ($894 psf).
Price trend average PSF by year
2021
$714
2022
$795
+11.3%
2023
$846
+6.4%
2024
$921
+8.9%
2025
$949
+3%
2026
$915
-3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,750/mo | $3.00 | 3.9% | 155 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,100,000 | 1,356 | $811 | 01-05 |
| May 2026 | $1,058,888 | 1,195 | $886 | 01-05 |
| Mar 2026 | $1,208,000 | 1,195 | $1,011 | 06-10 |
| Feb 2026 | $1,150,000 | 1,238 | $929 | 01-05 |
| Jan 2026 | $1,120,000 | 1,195 | $937 | 11-15 |
| Dec 2025 | $1,168,000 | 1,195 | $978 | 06-10 |
| Sept 2025 | $1,150,000 | 1,195 | $963 | 11-15 |
| Sept 2025 | $1,050,000 | 1,195 | $879 | 01-05 |
| Aug 2025 | $1,148,000 | 1,238 | $927 | 06-10 |
| Jul 2025 | $1,198,000 | 1,227 | $976 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Lilydale actually sell for - this project trades at 1.4× the nearest block’s PSF.