District 27 · Yishun · OCR
The Estuary
Yishun Avenue 1 · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,325
+0.0% vs district median
Gross yield
3.3%
median rent $3,800/mo
3-year gain
9.3%
Transactions · 5y
129
15 in last 12 months
Nearest MRT
Khatib Mrt Station · 749.577m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+131% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-3.5%
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
Peiying Primary School 754m · Phase 2C 0.5× · Commit Learning Schoolhouse @ Peiying Primary School 754m · Naval Base Primary School 951m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Orchid Park Secondary School · 802m
Green
Lower Seletar Reservoir Park · 202m
Mall
Wisteria Mall · 1.3km
Health
Khatib Polyclinic (polyclinic) · 847m
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 $1,327 psf - 14% above units on floors 1–5 ($1,164 psf).
Price trend average PSF by year
2021
$1,027
2022
$1,101
+7.2%
2023
$1,190
+8.1%
2024
$1,284
+7.9%
2025
$1,315
+2.4%
2026
$1,301
-1.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,650/mo | $4.08 | 3.7% | 100 |
| 2BR | $3,600/mo | $3.79 | 3.4% | 182 |
| 3BR | $4,300/mo | $3.19 | 2.9% | 145 |
| 4BR | $5,500/mo | $3.55 | 3.2% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,500,000 | 1,302 | $1,152 | 01-05 |
| Feb 2026 | $1,900,000 | 1,528 | $1,243 | 06-10 |
| Feb 2026 | $1,800,000 | 1,184 | $1,520 | 11-15 |
| Feb 2026 | $1,480,000 | 1,119 | $1,322 | 11-15 |
| Jan 2026 | $2,100,000 | 1,528 | $1,374 | 06-10 |
| Jan 2026 | $1,550,000 | 1,302 | $1,190 | 01-05 |
| Jan 2026 | $1,212,000 | 926 | $1,309 | 11-15 |
| Dec 2025 | $1,305,000 | 904 | $1,443 | 06-10 |
| Nov 2025 | $1,968,000 | 1,302 | $1,511 | 11-15 |
| Nov 2025 | $1,110,000 | 915 | $1,213 | 01-05 |
HomeRadar AIlive
Ask anything about THE ESTUARY
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around The Estuary actually sell for - this project trades at 2.5× the nearest block’s PSF.