Property Market in Yishun

Yishun offers more accessible private property compared to the city-wide average. According to URA transaction records from 2022 to 2025,D27 has recorded 5,788 private residential transactions, making it a highly active market with strong transaction volume. The median condominium and apartment price stands at S$1.2M, which is 29% below the Singapore-wide median of S$1.7M.

Yishun, officially Nee Soon until the 1980s, is a planning area and residential town located in the eastern corner of the North Region of Singapore, bordering Sembawang to the north, Mandai to the west, the Central Water Catchment to its southwest, Ang Mo Kio to its south, as well as Seletar and Sengkang to its east and southeast respectively.

The private residential market in Yishun spans 8 property categories. Condominiums lead with 1,665 transactions at a median of S$1.1M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Yishun also has an active landed property segment. Terrace houses trade at a median of S$2.9M, semi-detached homes at S$3.8M, and detached houses at S$5.6M. Landed properties in Yishun offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Yishun's property pricing. Freehold properties trade at a median of S$2.7M, while 99-year leasehold units trade at S$1.3M. That is a 111% premium for freehold, or approximately S$1.4M more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$13,592/sqm versus leasehold at S$13,886/sqm. For buyers weighing freehold versus leasehold in Yishun, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Yishun, with 5,535 transactions versus 201 freehold.

For condominiums and apartments in Yishun, floor level creates a measurable price gradient. Units on floors 01-05 sell for a median of S$1.2M, while units on floors 16-20 sell for S$1.0M. That is a 17% premium for higher floors, worth approximately S$182K per unit.

In Yishun, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Yishun average S$4.50 psf per square foot per month, placing the district relatively affordable rental rates, making it accessible for tenants on a tighter budget. The highest rents are commanded by NORTH PARK RESIDENCES at S$5.74 psf.

The rental spread within Yishun runs from S$3.89 psf at EIGHT COURTYARDS to S$5.74 psf at NORTH PARK RESIDENCES. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Yishun should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Yishun is NORTH GAIA on YISHUN CLOSE, with 597 URA-recorded transactions at a median of S$1,360,000. THE WATERGARDENS AT CANBERRA follows with 397 transactions at S$1,404,000.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Yishun sits closest to Loyang (S$1.2M), Tampines (S$1.3M), Geylang (S$1.3M). Those with a larger budget might look at Telok Blangah at S$2.6M.