District 27 · Yishun · OCR
North Park Residences
Yishun Central 1 · Apartment · 99 yrs lease commencing from 2015
Current PSF
$1,859
+40.3% vs district median
Gross yield
3.8%
median rent $3,700/mo
3-year gain
5.8%
Transactions · 5y
187
26 in last 12 months
Nearest MRT
Yishun Mrt Station · 122.337m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+224% premium
HDB median $573 psf
Area income
$7,500/mo median
commercial zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.2%
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
Xishan Primary School 573m · Phase 2C 0.5× · Ahmad Ibrahim Primary School 591m · Phase 2C 0.2× · Jiemin Primary School 611m · Phase 2C 0.4× · Yishun Primary School 620m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yishun Town Secondary School · 477m
Food
Chong Pang Hawker Centre & Market · 796m - 2 hawker centres within 1km
Green
Yishun Pond Pk · 537m - 3 parks within 1km
Mall
Wisteria Mall · 1.3km
Health
National Healthcare Group Polyclinics (Yishun Polyclinic) (polyclinic) · 418m
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 neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,832 psf - 4% above units on floors 1–5 ($1,759 psf).
Price trend average PSF by year
2021
$1,559
2022
$1,654
+6.1%
2023
$1,766
+6.8%
2024
$1,809
+2.4%
2025
$1,865
+3.1%
2026
$1,869
+0.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,250/mo | $5.91 | 3.8% | 175 |
| 2BR | $3,600/mo | $5.54 | 3.6% | 432 |
| 3BR | $4,900/mo | $5.16 | 3.3% | 173 |
| 4BR | $6,000/mo | $4.80 | 3.1% | 26 |
| 5BR | $7,500/mo | $5.17 | 3.3% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,612,000 | 829 | $1,945 | 11-15 |
| May 2026 | $1,240,000 | 635 | $1,953 | 06-10 |
| Apr 2026 | $2,188,000 | 1,249 | $1,752 | 01-05 |
| Apr 2026 | $1,355,000 | 732 | $1,851 | 06-10 |
| Apr 2026 | $1,350,000 | 775 | $1,742 | 01-05 |
| Apr 2026 | $805,000 | 431 | $1,870 | 11-15 |
| Apr 2026 | $800,888 | 431 | $1,860 | 06-10 |
| Feb 2026 | $2,050,000 | 1,163 | $1,763 | 01-05 |
| Feb 2026 | $1,710,000 | 872 | $1,961 | 06-10 |
| Jan 2026 | $2,020,000 | 1,152 | $1,754 | 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 Park Residences actually sell for - this project trades at 3.2× the nearest block’s PSF.