District 27 (Sembawang, Yishun) is Singapore's most affordable mass-market OCR district, with 58 condos trading at a median $1,280 psf across 6,091 URA-recorded sales. Gross yields of 3.2% and two transformative infrastructure plays — the Canberra MRT sub-zone and the RTS Link–Woodlands gateway corridor — make it a credible long-hold candidate.
Tucked at Singapore's northern tip, District 27 encompasses Sembawang and Yishun — two HDB-dominated towns that have gradually built a respectable private-condo ecosystem of 58 tracked developments. Sitting in the Outside Central Region (OCR), the district has long attracted first-time upgraders priced out of the CCR.
Between 2021 and 2026, median PSF climbed from $1,192 to approximately $1,440 — a 20.9% gain over five years, according to URA REALIS transaction data. The standout year was 2025, when average PSF surged 19.6% to $1,532 — driven partly by Canberra Crescent Residences' new-launch pricing at approximately $1,994–$1,999 psf.
Today District 27 offers genuine affordability at scale. A typical 3-bedroom unit changes hands around $1.38 million, while rental demand from Khoo Teck Puat Hospital workers, naval-base personnel, and Northpoint City retail staff keeps vacancy rates manageable.
Two macro catalysts are reshaping District 27's investment thesis.
RTS Link & Woodlands Regional Centre. The Johor Bahru–Singapore Rapid Transit System Link is targeted to commence passenger service by end-2026. The first demonstration train arrived at Woodlands North Station on 4 February 2026, per LTA. The adjacent Woodlands Gateway district — announced in Budget 2026 — spans up to 35 ha and is expected to complete its first phase around 2030, per JTC.
Canberra sub-zone densification. The Canberra MRT station has catalysed new 99-year leasehold launches along Canberra Drive — from Parc Canberra (EC, 2021 TOP) to The Watergardens at Canberra and Canberra Crescent Residences. A further Canberra Drive EC GLS site is expected to launch in 2026, with indicative pricing in the $1,350–$1,500 psf range.
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- 58 condos tracked in District 27 (OCR)
- Median PSF: $1,280 psf across 6,091 sales
- Median rent: $3,400/mo across 7,741 leases
- Estimated gross yield: 3.2%
- Segment: Outside Central Region
District Overview
District 27 covers Sembawang, Yishun, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 58 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 1 CANBERRA | CANBERRA DRIVE | — | 665 | 2015 |
| AVANT PARC | WAK HASSAN PLACE | 99 yrs lease commencing from 2011 | — | — |
| CANBERRA CRESCENT RESIDENCES | CANBERRA CRESCENT | 99 yrs lease commencing from 2024 | 376 | 2025 |
| CANBERRA RESIDENCES | CANBERRA DRIVE | 99 yrs lease commencing from 2010 | 320 | 2013 |
| COUNTRYVIEW | SEMBAWANG PLACE | Freehold | — | — |
| D'BANYAN | JALAN SENDUDOK | 999 yrs lease commencing from 1885 | 18 | 2005 |
| EIGHT COURTYARDS | CANBERRA DRIVE | 99 yrs lease commencing from 2010 | 654 | 2015 |
| EUPHONY GARDENS | JALAN MATA AYER | 99 yrs lease commencing from 1998 | 304 | 2002 |
| GOLDWOOD GARDENS | SEMBAWANG PLACE | Freehold | — | — |
| GOODLINK PARK | GOODLINK PARK | Freehold | 6 | 1982 |
| INGGU 6 | INGGU ROAD | 99 yrs lease commencing from 2011 | — | — |
| KANDIS RESIDENCE | KANDIS LINK | 99 yrs lease commencing from 2016 | 130 | 2021 |
| KINDOL GARDENS | JALAN MALU-MALU | 999 yrs lease commencing from 1885 | 11 | — |
| LILYDALE | YISHUN AVENUE 6 | 99 yrs lease commencing from 2000 | 318 | 2003 |
| NINE RESIDENCES | YISHUN AVENUE 9 | 99 yrs lease commencing from 2013 | 186 | 2017 |
| NORTH GAIA | YISHUN CLOSE | 99 yrs lease commencing from 2021 | 616 | 2022 |
| NORTH PARK RESIDENCES | YISHUN CENTRAL 1 | 99 yrs lease commencing from 2015 | 920 | 2020 |
| NORTHWOOD | JALAN MATA AYER | Freehold | 140 | 2010 |
| ORCHID PARK CONDOMINIUM | YISHUN STREET 81 | 99 yrs lease commencing from 1991 | 615 | 1994 |
| PARC CANBERRA | CANBERRA WALK | 99 yrs lease commencing from 2018 | 496 | 2021 |
| PARC LIFE | SEMBAWANG CRESCENT | 99 yrs lease commencing from 2014 | 628 | — |
| PLATINA GARDENS | PLATINA ROAD | Freehold | 7 | — |
| PROVENCE RESIDENCE | CANBERRA CRESCENT | 99 yrs lease commencing from 2020 | 413 | 2021 |
| SELETARIS | SEMBAWANG ROAD | Freehold | 328 | 2001 |
| SEMBAWANG COTTAGE | SEMBAWANG ROAD | Freehold | 20 | 1998 |
| SEMBAWANG GARDEN ARCADE | JALAN DERUM | Freehold | — | — |
| SEMBAWANG GARDENS ARCADE | JALAN DERUM | — | — | — |
| SEMBAWANG PARK | JALAN LENGKOK SEMBAWANG | 953 yrs lease commencing from 1931 | — | — |
| SEMBAWANG SPRINGS ESTATE | JALAN CHERPEN | Freehold | — | — |
| SEMBAWANG SQUARE ESTATE | SEMBAWANG ROAD | Freehold | — | — |
| SEMBAWANG STRAITS ESTATE | ANDREWS AVENUE | Freehold | — | — |
| SEMBAWANG VILLAS | SEMBAWANG PLACE | Freehold | — | — |
| SIGNATURE AT YISHUN | YISHUN STREET 51 | 99 yrs lease commencing from 2014 | 525 | 2018 |
| SKIES MILTONIA | MILTONIA CLOSE | 99 yrs lease commencing from 2012 | 420 | 2016 |
| SKYPARK RESIDENCES | SEMBAWANG CRESCENT | 99 yrs lease commencing from 2013 | 506 | 2017 |
| SPRING WATERS VILLAS | JALAN MATA AYER | 953 yrs lease commencing from 1931 | — | 2022 |
| SPRINGHILL | SEMBAWANG WALK | 99 yrs lease commencing from 2002 | 115 | 2008 |
| STRAITS GARDENS | ANDREWS AVENUE | Freehold | 67 | 2005 |
| SUN PLAZA | SEMBAWANG DRIVE | 99 yrs lease commencing from 1996 | 76 | 2001 |
| SYMPHONY SUITES | YISHUN CLOSE | 99 yrs lease commencing from 2014 | 660 | 2019 |
| THE BROWNSTONE | CANBERRA DRIVE | 99 yrs lease commencing from 2014 | 638 | 2019 |
| THE CANOPY | YISHUN AVENUE 11 | 99 yrs lease commencing from 2010 | 406 | 2013 |
| THE COMMODORE | CANBERRA DRIVE | 99 yrs lease commencing from 2020 | 219 | 2021 |
| THE CRITERION | YISHUN STREET 51 | 99 yrs lease commencing from 2014 | 505 | 2018 |
| THE ESTUARY | YISHUN AVENUE 1 | 99 yrs lease commencing from 2008 | 608 | 2013 |
| THE MILTONIA RESIDENCES | MILTONIA CLOSE | 99 yrs lease commencing from 2010 | 410 | 2014 |
| THE NAUTICAL | JALAN SENDUDOK | 99 yrs lease commencing from 2011 | 435 | 2016 |
| THE SENSORIA | JALAN ULU SEMBAWANG | Freehold | 73 | 2007 |
| THE SHAUGHNESSY | MILTONIA CLOSE | 99 yrs lease commencing from 2001 | 254 | 2007 |
| THE SHORELINE RESIDENCES I | INGGU ROAD | 99 yrs lease commencing from 2011 | 6 | 2015 |
| THE SHORELINE RESIDENCES II | WAK HASSAN DRIVE | 99 yrs lease commencing from 2011 | 2015 | — |
| THE VISIONAIRE | CANBERRA DRIVE | 99 yrs lease commencing from 2015 | 632 | — |
| THE WATERGARDENS AT CANBERRA | CANBERRA DRIVE | 99 yrs lease commencing from 2020 | 448 | 2021 |
| THE WISTERIA | YISHUN RING ROAD | 99 yrs lease commencing from 2015 | 216 | — |
| VICTORY 8 | JALAN LEGUNDI | — | 34 | 2014 |
| WATERCOVE | WAK HASSAN DRIVE | Freehold | — | — |
| YISHUN EMERALD | CANBERRA DRIVE | 99 yrs lease commencing from 1998 | 436 | 2002 |
| YISHUN SAPPHIRE | CANBERRA DRIVE | 99 yrs lease commencing from 1998 | 380 | 2002 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 121 | $703,592 | $1,549 psf |
| 1-Bed | 465 | $997,791 | $1,556 psf |
| 2-Bed | 1,570 | $1,135,462 | $1,353 psf |
| 3-Bed | 3,222 | $1,383,266 | $1,260 psf |
| 4-Bed | 425 | $1,830,953 | $1,190 psf |
| 5-Bed | 288 | $3,117,231 | $978 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 72 | $1,320 psf |
| 2025-07 | 69 | $1,366 psf |
| 2025-08 | 278 | $1,825 psf |
| 2025-09 | 108 | $1,552 psf |
| 2025-10 | 106 | $1,621 psf |
| 2025-11 | 69 | $1,523 psf |
| 2025-12 | 59 | $1,437 psf |
| 2026-01 | 69 | $1,427 psf |
| 2026-02 | 69 | $1,437 psf |
| 2026-03 | 56 | $1,356 psf |
| 2026-04 | 44 | $1,569 psf |
| 2026-05 | 1 | $1,586 psf |
From 2021 to 2026, average PSF in District 27 has appreciated by 20.9% (~4.2% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1,518 | $1,192 psf | — |
| 2022 | 1,146 | $1,213 psf | ↑ 1.8% |
| 2023 | 1,025 | $1,260 psf | ↑ 3.9% |
| 2024 | 1,059 | $1,281 psf | ↑ 1.7% |
| 2025 | 1,104 | $1,532 psf | ↑ 19.6% |
| 2026 | 239 | $1,440 psf | ↓ 6.0% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | CANBERRA CRESCENT RESIDENCES | $1,989 psf | $1,699,579 | 330 |
| 2 | STRAITS GARDENS | $1,938 psf | $3,514,429 | 7 |
| 3 | SPRING WATERS VILLAS | $1,798 psf | $6,323,333 | 6 |
| 4 | NORTH PARK RESIDENCES | $1,729 psf | $1,329,158 | 193 |
| 5 | THE COMMODORE | $1,543 psf | $1,416,934 | 255 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | NORTH GAIA | 615 | $1,312 psf |
| 2 | THE WATERGARDENS AT CANBERRA | 518 | $1,491 psf |
| 3 | PROVENCE RESIDENCE | 413 | $1,182 psf |
| 4 | CANBERRA CRESCENT RESIDENCES | 330 | $1,989 psf |
| 5 | THE VISIONAIRE | 281 | $1,366 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 941 | $3,723/mo | $1,500/mo | $17,500/mo |
| 1-Bed | 756 | $2,696/mo | $1,600/mo | $12,500/mo |
| 2-Bed | 2,536 | $3,159/mo | $800/mo | $46,650/mo |
| 3-Bed | 2,991 | $3,752/mo | $1,450/mo | $7,000/mo |
| 4-Bed | 496 | $4,517/mo | $1,500/mo | $8,000/mo |
| 5-Bed | 21 | $6,188/mo | $4,000/mo | $8,900/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $703,592 | $3,723/mo | 6.35% |
| 1-Bed | $997,791 | $2,696/mo | 3.24% |
| 2-Bed | $1,135,462 | $3,159/mo | 3.34% |
| 3-Bed | $1,383,266 | $3,752/mo | 3.26% |
| 4-Bed | $1,830,953 | $4,517/mo | 2.96% |
| 5-Bed | $3,117,231 | $6,188/mo | 2.38% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
District 27's PSF landscape fractures clearly into three geographic and vintage tiers.
Tier 1 — Canberra corridor (new-launch premium, $1,500–$2,000 psf). Canberra Crescent Residences (376-unit JV by Kheng Leong and Low Keng Huat, 2024 lease commencement) averaged $1,989 psf across 330 recorded transactions. The Watergardens at Canberra followed at approximately $1,491 psf on 518 sales.
Tier 2 — Yishun core ($1,280–$1,730 psf). North Park Residences at Yishun Central 1 — integrated with Northpoint City mall — averaged $1,729 psf on 193 transactions. North Gaia (616 units) transacted at a more accessible $1,312 psf.
Tier 3 — Old Sembawang freehold pockets ($1,000–$1,400 psf). Legacy freehold developments along Sembawang Road trade at discounts to new leasehold but offer perpetual tenure.
| Sub-zone | Representative condos | Approx. PSF range |
|---|---|---|
| Canberra corridor | Canberra Crescent Residences, The Watergardens | $1,491–$1,989 psf |
| Yishun core / MRT | North Park Residences, North Gaia | $1,312–$1,729 psf |
| Sembawang freehold | Northwood, Seletaris | $1,100–$1,400 psf |
7,741 leases were recorded at a median $3,400/month. Three-bedroom units averaged $3,752/month, producing gross yields of approximately 3.26%.
- Map your PSF tier before shortlisting. Canberra corridor new launches trade at $1,500–$2,000 psf; established Yishun mass-market sits at $1,280–$1,450 psf; older freehold Sembawang stock at $1,100–$1,300 psf.
- Factor in the RTS Link timeline. With the JB–Singapore RTS Link targeting end-2026 passenger service, Woodlands-adjacent demand could spill into District 27. Price in a 3–5 year infrastructure lag.
- Stress-test yields against actual costs. The district's 3.2% gross yield narrows to roughly 2.0–2.5% net after property tax, maintenance fees, agent commission, and vacancy.
- Check lease decay on older 99-year stock. Several Yishun condos — Orchid Park Condominium (99-yr from 1991), Yishun Emerald and Yishun Sapphire (99-yr from 1998) — have consumed 25–35 years of their lease.
- Compute your stamp duty exposure early. For a typical D27 3-bedroom at $1.38 million, BSD runs ~$38,600 for Singapore Citizens; ABSD adds 20% for a second property.
- Verify Canberra Drive EC eligibility if you qualify. A new Canberra Drive EC site is expected to launch in 2026.
Frequently Asked Questions
What is the average PSF in District 27?
Is District 27 in CCR, RCR, or OCR?
What are the best condos in District 27?
What is the rental yield in District 27?
How many condos are in District 27?
Which sub-zone in District 27 is most expensive?
The Canberra corridor commands the highest PSF, with new-launch developments like Canberra Crescent Residences averaging $1,989 psf. The Yishun core around North Park Residences averages $1,729 psf.
How will the RTS Link affect property prices in District 27?
The Johor Bahru–Singapore RTS Link is targeted for end-2026 passenger service. District 27 sits one to two MRT stops away. Cross-border commuter demand from JB-based professionals is expected to support rental demand over a 3–5 year horizon.
What new condo launches are coming to District 27 in 2025–2026?
The most significant recent launch is Canberra Crescent Residences (376 units, 99-year lease from 2024). A Canberra Drive EC site is expected to launch in 2026 with indicative pricing of $1,350–$1,500 psf.
Is Canberra MRT walkable? What amenities are nearby?
Canberra MRT (North-South Line) opened in 2020 and is within walking distance of the Canberra Drive condo cluster. Nearby amenities include Sembawang Shopping Centre and Canberra Plaza. Yishun MRT is one stop north and connects directly to Northpoint City.
How does the lease age of Yishun condos affect financing and resale?
Several Yishun 99-year leasehold condos commenced their lease in the early-to-mid 1990s. As remaining lease drops below 60 years, CPF usage is restricted and bank loan tenures shorten.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.