District 27 · Yishun · OCR
Symphony Suites
Yishun Close · Condominium · 99 yrs lease commencing from 2014
Current PSF
$1,362
+2.8% vs district median
Gross yield
4.0%
median rent $3,450/mo
3-year gain
9.7%
Transactions · 5y
245
38 in last 12 months
Nearest MRT
Yishun Mrt Station · 1,210.132m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+138% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
3%
PSF dispersion within project
The neighbourhood
P1 ring
Chongfu School 635m · Phase 2C 3.5× balloted · Xishan Primary School 744m · Phase 2C 0.5× · Huamin Primary School 929m · Phase 2C 1.5× balloted · Whee!Canopus Student Care @ Huamin Primary School 931m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Northland Secondary School · 454m
Food
Yishun Park Hawker Centre · 1.2km
Green
Yishun Pond Pk · 961m - 2 parks within 1km
Mall
Wisteria Mall · 2.0km
Health
Yishun Polyclinic (polyclinic) · 777m
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 $1,342 psf - 4% above units on floors 1–5 ($1,290 psf).
Price trend average PSF by year
2021
$1,137
2022
$1,189
+4.6%
2023
$1,243
+4.5%
2024
$1,299
+4.5%
2025
$1,343
+3.4%
2026
$1,363
+1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $4.77 | 4.2% | 170 |
| 3BR | $3,500/mo | $4.67 | 4.1% | 239 |
| 4BR | $4,300/mo | $4.10 | 3.6% | 67 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,080,000 | 797 | $1,356 | 01-05 |
| Jul 2026 | $970,000 | 689 | $1,408 | 01-05 |
| Jun 2026 | $1,420,000 | 1,023 | $1,389 | 06-10 |
| Jun 2026 | $1,230,000 | 915 | $1,344 | 11-15 |
| May 2026 | $1,230,000 | 893 | $1,377 | 11-15 |
| May 2026 | $1,200,000 | 915 | $1,312 | 01-05 |
| May 2026 | $1,180,000 | 915 | $1,290 | 01-05 |
| May 2026 | $970,000 | 689 | $1,408 | 11-15 |
| May 2026 | $955,000 | 689 | $1,386 | 06-10 |
| Apr 2026 | $1,420,000 | 1,023 | $1,389 | 11-15 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Symphony Suites actually sell for - this project trades at 2.3× the nearest block’s PSF.