Yishun Emerald sits in the maturing northern enclave of D27, a 436-unit, 99-year leasehold development that obtained its Temporary Occupation Permit in 2002 after Yishun Land Pte Ltd broke ground on the site late in the 1998 cycle. With the lease commencing from 1998, the project carries roughly 71 years of tenure remaining as of 2026 – a figure that increasingly shapes financing conversations, CPF usage rules and resale velocity for any 99LH asset crossing its mid-life threshold. Pricing in the area is meaningfully shaped by the broader Yishun resale market documented in the URA transaction database, where the OCR northern belt has historically traded at a discount to the islandwide median PSF, offering a budget-friendly entry into a transit-anchored neighbourhood.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
D27 covers Yishun and Sembawang, and over the past decade it has transitioned from a sleepy dormitory town into one of the more deliberately master-planned districts in the OCR. The URA Master Plan earmarks continued residential intensification around Khatib and Yishun MRT (both on the North-South Line), with Northpoint City – Singapore’s largest suburban mall – anchoring the town centre roughly a ten-minute drive from Yishun Emerald. Khoo Teck Puat Hospital provides healthcare gravity, while Yishun Pond Park, Lower Seletar Reservoir and the upgraded Yishun Park form a contiguous green spine across the town. Looking forward, the cross-border RTS Link to Johor Bahru (targeted operational by end-2026) and continued capacity additions along the Seletar Expressway (SLE) into the Northern Corridor strengthen the case that D27 sits at the intersection of infrastructure tailwinds rather than at the periphery of the network.
We track 80 sales and 209 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the YISHUN EMERALD dashboard.
- Average sale price: $1,161,923 across 80 transactions
- Estimated gross rental yield: 3.5%
- District 27 PSF ranking: Value tier (top 86%)
- 99 yrs lease commencing from 1998 · OCR · D27 · 436 units
About YISHUN EMERALD
YISHUN EMERALD is a 99 yrs lease commencing from 1998 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by YISHUN LAND PTE LTD, comprising 436 residential units, completed in 2002.
With approximately 71 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at YISHUN EMERALD:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 55 | $930 psf | $1,075,299 |
| 4 BR | 24 | $945 psf | $1,333,063 |
| 5+ BR | 1 | $894 psf | $1,818,888 |
Sales Market Overview
YISHUN EMERALD has recorded 80 sale transactions with an average transaction price of $1,161,923, ranging from $785,000 to $1,818,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 21 | $792 psf | $985,048 | — |
| 2022 | 14 | $864 psf | $1,070,635 | ↑ 9.0% |
| 2023 | 14 | $952 psf | $1,174,278 | ↑ 10.2% |
| 2024 | 14 | $1,011 psf | $1,284,333 | ↑ 6.2% |
| 2025 | 12 | $1,091 psf | $1,394,616 | ↑ 7.8% |
| 2026 | 5 | $1,087 psf | $1,224,600 | ↓ 0.3% |
YISHUN EMERALD ranks in the top 86% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, YISHUN EMERALD trades 39.7% below the segment benchmark.
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Rental Market Overview
YISHUN EMERALD has recorded 209 rental transactions with monthly rents averaging $3,383/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 80 | $3,078/mo | $1,800/mo | $4,500/mo |
| 3 BR | 106 | $3,552/mo | $2,300/mo | $5,000/mo |
| 4 BR | 23 | $3,661/mo | $2,500/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $2,547/mo |
| 2022 | 51 | $3,138/mo |
| 2023 | 34 | $3,706/mo |
| 2024 | 38 | $3,663/mo |
| 2025 | 38 | $3,747/mo |
| 2026 | 12 | $3,971/mo |
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Investment Analysis
Based on average rents and sale prices, YISHUN EMERALD delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 335 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows YISHUN EMERALD (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- YISHUN EMERALD
- Canberra MRT
- Yishun MRT
- Canberra Secondary School
- Canberra Primary School
- North View Primary School
Nearby MRT Stations
YISHUN EMERALD is 460m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of YISHUN EMERALD, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 540m |
| Canberra Primary School | Primary | 560m |
| North View Primary School | Primary | 820m |
| Sembawang Primary School | Primary | 1.4 km |
| XCL World Academy | International | 1.4 km |
| Yishun Primary School | Primary | 1.4 km |
| Sembawang Secondary School | Secondary | 1.4 km |
| Yishun Town Secondary School | Secondary | 1.4 km |
| Yishun Innova Junior College | Jc | 1.4 km |
| Wellington Primary School | Primary | 1.4 km |
| Chung Cheng High School (Yishun) | Secondary | 1.7 km |
| Yishun Secondary School | Secondary | 1.8 km |
- Affordable family-sized footprint: at 436 units, the development offers a meaningful pool of resale liquidity without the impersonal scale of mega-projects – buyers can stress-test their monthly outlay with the mortgage calculator and pair it with a total cost of ownership view that captures maintenance, property tax and renovation.
- Transit plus amenity stack: Khatib MRT and Yishun MRT (NSL) put the city centre within roughly 30 minutes, while Northpoint City covers daily groceries, dining and enrichment classes – benchmark price strength against neighbouring 99LH projects via the condo comparison tool.
- Healthcare and green-lung adjacency: Khoo Teck Puat Hospital, Yishun Pond Park and Lower Seletar Reservoir form a rare combination of acute care and recreation; the wider district pricing context is visible on the price heatmap.
- RTS Link optionality: the upcoming Johor Bahru cross-border line is expected to widen Yishun’s catchment for Malaysia-linked workers and weekenders, supporting medium-term rental demand – investors can run yield scenarios using the ROI calculator.
- District-level fundamentals: drill into D27 transaction depth, PSF dispersion and rental yields on the District 27 profile page before committing to an Option to Purchase.
- Lease decay watch (the headline risk): with ~71 years remaining, Yishun Emerald is approaching the band where CPF withdrawal limits begin to tighten. The CPF Board’s private property rules impose progressively stricter usage caps once the remaining lease falls below 60 years, and full restrictions apply when the remaining lease cannot cover the youngest buyer to age 95 – model the trajectory with the lease decay calculator.
- Capital-gain compression versus freehold peers: 99LH assets in the OCR historically face a wider bid-ask spread once the lease dips below 70 years; stress-test resale economics with the cash flow calculator and revisit refinancing windows via the refinancing tool.
- Northern concentration risk: dependence on the NSL and SLE means commute times stretch during peak hours; layer in Total Debt Servicing Ratio constraints using the TDSR calculator, especially for higher-income foreign buyers facing ABSD documented in the IRAS ABSD framework.
- Aging building envelope: a 2002 TOP means major systems (lifts, water-proofing, MCST sinking-fund replenishment) are entering replacement cycles – review the latest AGM minutes before committing.
Yishun Emerald skews most naturally to upgraders from nearby HDB blocks who want to stay rooted in the Yishun ecosystem – particularly families with school-going children who value Northpoint City, Khoo Teck Puat Hospital and the green corridor without paying a city-fringe premium. Right-sizers in their 50s who plan to live in the unit for 15 to 20 years can largely look past the lease-decay narrative, since occupancy economics dominate resale arithmetic on that horizon. The fit is less obvious for first-time investors hunting capital gains, where freehold or newer 99LH projects in regional centres tend to outperform on price-momentum metrics. Couples decoupling for a second-property strategy should run their numbers carefully on the decoupling calculator alongside an affordability check – the lease profile means longer-tenor financing options are narrowing year by year, and a confident purchase requires both an honest 10-year cash-flow view and an exit assumption that does not rely on freehold-style appreciation.
Yishun Emerald is a coherent, sensibly-priced 99LH option for owner-occupiers who place a premium on transit access, healthcare adjacency and a maturing OCR town with visible infrastructure tailwinds – provided the buyer underwrites the lease-decay timeline honestly. At ~71 years remaining, the window for unconstrained CPF usage is comfortable today but materially narrower a decade out, so any thesis built on a 20-year-plus hold should explicitly model the CPF-rule transition at the 60-year mark. As a pure capital-gains play it is a tougher sell; as a long-tenure family home anchored by Northpoint City, Khatib MRT and the future RTS Link, it offers honest value for buyers who weight liveability over leverage. Use the stamp duty calculator to finalise the upfront tax bill before submitting an Option to Purchase.
FAQ
What is the average price for YISHUN EMERALD?
What is the rental yield for YISHUN EMERALD?
Is YISHUN EMERALD freehold or leasehold?
Which MRT stations serve the development?
What are the biggest risks I should price in?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 80 transactions analysed
- Rental data: 209 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for YISHUN EMERALD
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,040 condo transactions recorded in District 27 over the last 12 months, 60% resale, 33% new sale, 7% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 27 reads 134.7 as of June 2026 — up 2.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 27 could add roughly 340 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Champions Way | — | ~340 | Confirmed | Available |
HDB Alternatives Nearby
Weighing YISHUN EMERALD against staying public? These HDB towns sit within walking or short-drive distance: