District 27 · Yishun · OCR
The Canopy
Yishun Avenue 11 · Executive Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,159
-12.5% vs district median
Gross yield
3.9%
median rent $3,850/mo
3-year gain
12.3%
Transactions · 5y
97
18 in last 12 months
Nearest MRT
Yishun Mrt Station · 1,611.96m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+102% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential33 / 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
North View Primary School 398m · Phase 2C 1.8× balloted · Tri-Love Student Care @ North View Primary School 406m · Huamin Primary School 579m · Phase 2C 1.5× balloted · Whee!Canopus Student Care @ Huamin Primary School 581m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Northbrooks Secondary School · 496m
Food
Yishun Park Hawker Centre · 428m
Green
Yishun Pk · 696m - 2 parks within 1km
Mall
Wisteria Mall · 1.0km
Health
Khoo Teck Puat Hospital (hospital) · 1.1km
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 $1,173 psf - 4% above units on floors 1–5 ($1,123 psf).
Price trend average PSF by year
2021
$856
2022
$922
+7.7%
2023
$1,033
+12%
2024
$1,116
+8%
2025
$1,154
+3.4%
2026
$1,160
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $3.52 | 3.6% | 57 |
| 3BR | $4,300/mo | $3.74 | 3.9% | 39 |
| 4BR | $5,400/mo | $3.72 | 3.9% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,350,000 | 1,184 | $1,140 | 11-15 |
| Mar 2026 | $1,485,000 | 1,270 | $1,169 | 01-05 |
| Mar 2026 | $1,418,000 | 1,195 | $1,187 | 11-15 |
| Feb 2026 | $1,365,000 | 1,195 | $1,142 | 06-10 |
| Dec 2025 | $1,580,000 | 1,292 | $1,223 | 06-10 |
| Dec 2025 | $1,320,000 | 1,184 | $1,115 | 01-05 |
| Nov 2025 | $1,390,000 | 1,195 | $1,163 | 06-10 |
| Nov 2025 | $1,180,000 | 1,033 | $1,142 | 06-10 |
| Nov 2025 | $1,170,000 | 1,023 | $1,144 | 06-10 |
| Nov 2025 | $1,060,000 | 872 | $1,216 | 06-10 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around The Canopy actually sell for - this project trades at 1.7× the nearest block’s PSF.