District 27 · Yishun · OCR
Yishun Emerald
Canberra Drive · Condominium · 99 yrs lease commencing from 1998
Current PSF
$1,116
-15.8% vs district median
Gross yield
3.4%
median rent $3,900/mo
3-year gain
16.6%
Transactions · 5y
72
12 in last 12 months
Nearest MRT
Canberra Mrt Station · 457.339m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+95% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential40 / 100
28 years old · composite of plot use, age, tenure, value gap & size
Lease decay71 years left
worth 86.5%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-5.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Yishun Primary School 708m · Phase 2C 0.4× · Ahmad Ibrahim Primary School 724m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 343m
Food
Yishun Ring Road Blk 104/105 (Chong Pang Market And Food Centre) · 869m - 2 hawker centres within 1km
Green
Kemuning Pk · 373m - 5 parks within 1km
Mall
Sembawang Shopping Centre · 672m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.4km
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 $1,059 psf - 5% above units on floors 1–5 ($1,013 psf).
Price trend average PSF by year
2021
$792
2022
$864
+9.1%
2023
$952
+10.2%
2024
$1,009
+6%
2025
$1,091
+8.1%
2026
$1,110
+1.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,200/mo | $3.37 | 3.6% | 78 |
| 3BR | $3,900/mo | $3.39 | 3.6% | 92 |
| 4BR | $3,850/mo | $2.85 | 3.1% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,590,000 | 1,356 | $1,172 | 11-15 |
| May 2026 | $1,650,000 | 1,399 | $1,179 | 06-10 |
| May 2026 | $1,610,000 | 1,399 | $1,151 | 01-05 |
| Apr 2026 | $1,350,000 | 1,195 | $1,130 | 06-10 |
| Apr 2026 | $1,315,000 | 1,206 | $1,091 | 06-10 |
| Mar 2026 | $1,090,000 | 958 | $1,138 | 11-15 |
| Mar 2026 | $1,005,000 | 1,033 | $973 | 01-05 |
| Feb 2026 | $1,068,000 | 1,023 | $1,044 | 06-10 |
| Dec 2025 | $1,638,000 | 1,399 | $1,171 | 01-05 |
| Oct 2025 | $1,650,000 | 1,399 | $1,179 | 06-10 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Yishun Emerald actually sell for - this project trades at 2.1× the nearest block’s PSF.