District 27 · Yishun · OCR
North Gaia
Yishun Close · Executive Condominium · 99 yrs lease commencing from 2021
Current PSF
$0
-100.0% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
615
0 in last 12 months
Nearest MRT
Yishun Mrt Station · 1,363.893m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential21 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Chongfu School 724m · Phase 2C 3.5× balloted · Xishan Primary School 895m · Phase 2C 0.5× · Tri-Love Student Care @ North View Primary School 996m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Northland Secondary School · 588m
Food
Yishun Park Hawker Centre · 1.2km
Green
Yishun Pond Pk · 1.1km
Health
Yishun Polyclinic (polyclinic) · 926m
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%
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
615 / 616
100% taken up · 26 '06
Median price
$0k
$0k–$0k band
Unit sizes sold
1033 sqft
958–1593 sqft range
Still available
1
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
958–1064
343
1064–1170
157
1170–1276
0
1276–1382
69
1382–1488
14
1488–1593
14
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2022 paid an average of $1,298 psf (191 sales). At today’s $0 psf, they are down 100% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,346 psf - 2% above units on floors 1–5 ($1,318 psf).
Price trend average PSF by year
2022
$1,298
2023
$1,295
-0.2%
2024
$1,327
+2.5%
2025
$1,404
+5.8%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2025 | $1,429,000 | 969 | $1,475 | 06-10 |
| Jun 2025 | $1,412,000 | 1,001 | $1,411 | 01-05 |
| Jun 2025 | $1,403,000 | 980 | $1,432 | 11-15 |
| Apr 2025 | $1,893,000 | 1,313 | $1,442 | 01-05 |
| Apr 2025 | $1,463,000 | 1,033 | $1,416 | 01-05 |
| Mar 2025 | $1,936,000 | 1,313 | $1,474 | 01-05 |
| Mar 2025 | $1,926,000 | 1,313 | $1,467 | 01-05 |
| Mar 2025 | $1,926,000 | 1,389 | $1,387 | 01-05 |
| Mar 2025 | $1,920,000 | 1,335 | $1,439 | 01-05 |
| Mar 2025 | $1,810,000 | 1,313 | $1,378 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around North Gaia actually sell for - this project trades at 0.0× the nearest block’s PSF.