District 27 · Yishun · OCR
Yishun Sapphire
Canberra Drive · Condominium · 99 yrs lease commencing from 1998
Current PSF
$1,106
-16.5% vs district median
Gross yield
3.4%
median rent $3,900/mo
3-year gain
10.0%
Transactions · 5y
78
18 in last 12 months
Nearest MRT
Canberra Mrt Station · 347.196m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+93% premium
HDB median $573 psf
Area income
$7,500/mo median
residential zone
En-bloc potential41 / 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
-
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
Yishun Primary School 788m · Phase 2C 0.4× · Ahmad Ibrahim Primary School 821m · Phase 2C 0.2× · Chongfu School 992m · Phase 2C 3.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Ahmad Ibrahim Secondary School · 466m
Food
Yishun Ring Road Blk 104/105 (Chong Pang Market And Food Centre) · 992m
Green
Kemuning Pk · 417m - 5 parks within 1km
Mall
Sembawang Shopping Centre · 663m
Health
National Healthcare Group Polyclinics (Sembawang Polyclinic) (polyclinic) · 1.3km
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 $1,079 psf - 4% above units on floors 1–5 ($1,037 psf).
Price trend average PSF by year
2021
$816
2022
$868
+6.4%
2023
$1,005
+15.8%
2024
$1,022
+1.7%
2025
$1,086
+6.3%
2026
$1,106
+1.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $3.26 | 3.5% | 26 |
| 3BR | $3,800/mo | $3.30 | 3.6% | 52 |
| 4BR | $4,400/mo | $3.26 | 3.5% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,368,000 | 1,216 | $1,125 | 01-05 |
| Apr 2026 | $1,622,000 | 1,399 | $1,159 | 06-10 |
| Apr 2026 | $1,620,000 | 1,399 | $1,158 | 01-05 |
| Mar 2026 | $1,635,000 | 1,518 | $1,077 | 01-05 |
| Mar 2026 | $1,528,000 | 1,432 | $1,067 | 01-05 |
| Feb 2026 | $1,580,000 | 1,356 | $1,165 | 11-15 |
| Feb 2026 | $1,320,000 | 1,216 | $1,085 | 06-10 |
| Feb 2026 | $1,310,000 | 1,184 | $1,106 | 11-15 |
| Jan 2026 | $1,350,000 | 1,216 | $1,110 | 06-10 |
| Jan 2026 | $1,338,888 | 1,313 | $1,020 | 01-05 |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Yishun Sapphire actually sell for - this project trades at 1.4× the nearest block’s PSF.