District 27 · Yishun · OCR
The Wisteria
Yishun Ring Road · Apartment · 99 yrs lease commencing from 2015
Current PSF
$1,406
+6.1% vs district median
Gross yield
3.9%
median rent $3,000/mo
3-year gain
-0.7%
Transactions · 5y
83
15 in last 12 months
Nearest MRT
Khatib Mrt Station · 895.58m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+145% premium
HDB median $573 psf
Area income
$7,500/mo median
commercial zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-13.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Northland Primary School 318m · Phase 2C 3.5× balloted · Naval Base Primary School 360m · 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 · 501m
Food
Yishun Park Hawker Centre · 829m
Green
Yishun Pk · 712m
Mall
Wisteria Mall · 57m
Health
Khoo Teck Puat Hospital (hospital) · 684m
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 $1,432 psf - 8% above units on floors 1–5 ($1,320 psf).
Price trend average PSF by year
2021
$1,199
2022
$1,252
+4.4%
2023
$1,362
+8.8%
2024
$1,372
+0.7%
2025
$1,405
+2.4%
2026
$1,352
-3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.9% | 80 |
| 2BR | $3,000/mo | $4.62 | 3.9% | 68 |
| 3BR | $3,900/mo | $4.11 | 3.5% | 61 |
| 4BR | $4,500/mo | $3.91 | 3.3% | 6 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,328,000 | 969 | $1,371 | 06-10 |
| Jan 2026 | $1,290,000 | 969 | $1,332 | 06-10 |
| Nov 2025 | $1,666,000 | 1,173 | $1,420 | 06-10 |
| Nov 2025 | $1,260,000 | 969 | $1,301 | 01-05 |
| Nov 2025 | $1,240,000 | 969 | $1,280 | 01-05 |
| Nov 2025 | $1,055,888 | 710 | $1,486 | 06-10 |
| Oct 2025 | $1,700,000 | 1,173 | $1,449 | 11-15 |
| Oct 2025 | $1,278,000 | 893 | $1,430 | 06-10 |
| Oct 2025 | $1,230,000 | 893 | $1,377 | 06-10 |
| Oct 2025 | $1,200,000 | 893 | $1,343 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around The Wisteria actually sell for - this project trades at 1.9× the nearest block’s PSF.