District 26 · Yishun · OCR
The Essence
Chong Kuo Road · Apartment · 99 yrs lease commencing from 2018
Current PSF
$1,449
-23.2% vs district median
Gross yield
3.3%
median rent $3,700/mo
3-year gain
-0.2%
Transactions · 5y
18
7 in last 12 months
Nearest MRT
Springleaf Mrt Station · 588.928m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+153% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential34 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
12.5%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
Green
Meng Suan Interim Park · 202m - 7 parks within 1km
Health
National Healthcare Group Polyclinics (Khatib Polyclinic) (polyclinic) · 2.5km
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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,272 psf (7 sales). At today’s $1,449 psf, they are up 14% on paper.
Price trend average PSF by year
2021
$1,272
2023
$1,434
+12.7%
2024
$1,534
+7%
2025
$1,620
+5.6%
2026
$1,431
-11.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $4.80 | 4.0% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,208,000 | 818 | $1,477 | 01-05 |
| Jun 2026 | $975,000 | 624 | $1,562 | 01-05 |
| May 2026 | $1,008,888 | 700 | $1,442 | 01-05 |
| Apr 2026 | $850,000 | 538 | $1,579 | 01-05 |
| Mar 2026 | $1,250,000 | 1,001 | $1,249 | 01-05 |
| Jan 2026 | $1,280,000 | 1,001 | $1,279 | 01-05 |
| Sept 2025 | $1,070,000 | 689 | $1,553 | 01-05 |
| May 2025 | $1,180,000 | 700 | $1,687 | 01-05 |
| Jul 2024 | $838,000 | 538 | $1,557 | 01-05 |
| Jul 2024 | $815,000 | 538 | $1,514 | 01-05 |
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