District 19 · Yishun · OCR
Prive
Punggol Field · Executive Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,558
+0.6% vs district median
Gross yield
3.2%
median rent $4,150/mo
3-year gain
23.7%
Transactions · 5y
213
31 in last 12 months
Nearest MRT
Canberra Mrt Station · 614.386m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+172% 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Ahmad Ibrahim Primary School 583m · Phase 2C 0.2× · Yishun Primary School 587m · Phase 2C 0.4× · Xishan Primary School 954m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 191m
Food
Yishun Ring Road Blk 104/105 (Chong Pang Market And Food Centre) · 717m - 2 hawker centres within 1km
Green
Kemuning Pk · 418m - 5 parks within 1km
Mall
Sembawang Shopping Centre · 758m
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 $1,540 psf - 15% above units on floors 1–5 ($1,334 psf).
Price trend average PSF by year
2021
$1,056
2022
$1,186
+12.3%
2023
$1,285
+8.3%
2024
$1,407
+9.5%
2025
$1,514
+7.6%
2026
$1,590
+5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $4.12 | 3.2% | 124 |
| 3BR | $4,250/mo | $4.05 | 3.1% | 150 |
| 4BR | $4,500/mo | $3.33 | 2.6% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,368,000 | 883 | $1,550 | 11-15 |
| Jun 2026 | $1,260,000 | 818 | $1,540 | 16-20 |
| Jun 2026 | $1,260,000 | 829 | $1,520 | 06-10 |
| May 2026 | $1,770,000 | 1,087 | $1,628 | 11-15 |
| May 2026 | $1,755,000 | 1,098 | $1,598 | 11-15 |
| May 2026 | $1,750,000 | 1,098 | $1,594 | 06-10 |
| May 2026 | $1,650,000 | 1,098 | $1,503 | 06-10 |
| Apr 2026 | $1,922,000 | 1,184 | $1,623 | 11-15 |
| Apr 2026 | $1,880,000 | 1,130 | $1,663 | 11-15 |
| Apr 2026 | $1,790,000 | 1,087 | $1,647 | 06-10 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Prive actually sell for - this project trades at 3.0× the nearest block’s PSF.