District 27 · Yishun · OCR
Nine Residences
Yishun Avenue 9 · Apartment · 99 yrs lease commencing from 2013
Current PSF
$1,334
+0.7% vs district median
Gross yield
4.0%
median rent $3,350/mo
3-year gain
9.4%
Transactions · 5y
58
10 in last 12 months
Nearest MRT
Yishun Mrt Station · 866.924m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+133% premium
HDB median $573 psf
Area income
$7,500/mo median
commercial zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Xishan Primary School 446m · Phase 2C 0.5× · Chongfu School 617m · Phase 2C 3.5× balloted · Huamin Primary School 762m · Phase 2C 1.5× balloted · Whee!Canopus Student Care @ Huamin Primary School 762m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Northland Secondary School · 324m
Food
Yishun Park Hawker Centre · 987m
Green
Yishun Pond Pk · 667m - 3 parks within 1km
Mall
Wisteria Mall · 1.7km
Health
Yishun Polyclinic (polyclinic) · 433m
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 $1,368 psf - 4% above units on floors 1–5 ($1,312 psf).
Price trend average PSF by year
2021
$1,175
2022
$1,193
+1.5%
2023
$1,243
+4.2%
2024
$1,332
+7.2%
2025
$1,328
-0.3%
2026
$1,360
+2.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $4.73 | 4.3% | 48 |
| 2BR | $3,150/mo | $4.20 | 3.8% | 99 |
| 3BR | $3,900/mo | $4.11 | 3.7% | 65 |
| 4BR | $4,000/mo | $3.48 | 3.1% | 8 |
| 5BR | $4,900/mo | $3.63 | 3.3% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,420,000 | 1,001 | $1,419 | 11-15 |
| Feb 2026 | $1,250,000 | 904 | $1,382 | 06-10 |
| Feb 2026 | $766,000 | 570 | $1,343 | 01-05 |
| Jan 2026 | $1,200,000 | 926 | $1,296 | 06-10 |
| Nov 2025 | $1,180,000 | 915 | $1,290 | 01-05 |
| Oct 2025 | $1,680,000 | 1,356 | $1,239 | 06-10 |
| Oct 2025 | $940,000 | 700 | $1,344 | 06-10 |
| Oct 2025 | $918,000 | 700 | $1,312 | 01-05 |
| Oct 2025 | $766,000 | 549 | $1,395 | 01-05 |
| Aug 2025 | $1,550,000 | 1,173 | $1,321 | 06-10 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Nine Residences actually sell for - this project trades at 2.1× the nearest block’s PSF.