Yishun Emerald

70 filed transactions · District 27 · OCR

Median, per square foot
984 psf
Observed range
$731 — $1,179 psf
S$1,196k median price

99 yrs lease commencing from 1998 · 70 filed transactions

▲ 2.0% vs 12 months ago
S$1,196k
Median price
70
Filed transactions
46%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Nov '23 · S$1,114kAug '26 · S$1,050k

The transactions behind those figures20 of 70

Nothing modelled — these are the filed sales.

89 sqm · floor 11-15Condominium · Resale · 2026-08
S$1,050,000$1096 psf
126 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,590,000$1172 psf
130 sqm · floor 01-05Condominium · Resale · 2026-05
S$1,610,000$1151 psf
130 sqm · floor 06-10Condominium · Resale · 2026-05
S$1,650,000$1179 psf
111 sqm · floor 06-10Condominium · Resale · 2026-04
S$1,350,000$1130 psf
112 sqm · floor 06-10Condominium · Resale · 2026-04
S$1,315,000$1091 psf
89 sqm · floor 11-15Condominium · Resale · 2026-03
S$1,090,000$1138 psf
96 sqm · floor 01-05Condominium · Resale · 2026-03
S$1,005,000$973 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project-5.9%

Floors 16+ against floors 1–5, Yishun Emerald only. Median S$838 psf up top from 5 sales, S$891 psf low down from 22.

District 27, typical project+19.3%

Middle of 2 projects in District 27 that clear the bar — half fall between -5.9% and +19.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 27, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,1951,062
06-10S$1,180325
11-15S$1,224245
16-20S$9649

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Canberra
415m
Primary schools within 1km
2
nearest 727m
Primary schools · straight-line distance
  • Ahmad Ibrahim Primary School727m
  • Yishun Primary School767m
5 more between 1km and 2km
  • Chongfu School1.0km
  • Xishan Primary School1.0km
  • Sembawang Primary School1.2km
  • Jiemin Primary School1.3km
  • Wellington Primary School1.7km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Canberra415m
  • Yishun1.2km
  • Sembawang1.5km
Also nearby
  • Hawker centreYishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre)874m
  • ParkKemuning PK354m
  • Other schoolsAhmad Ibrahim Secondary School345m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

5projects within 300m
$1,165–$1,617the middle half, per sq ft
$1,398median of those sales

From 100 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Eight Courtyards90m2026-0801-05107 sqm$1,322
Yishun Sapphire124m2026-0801-0596 sqm$1,067
1 Canberra158m2026-0801-05116 sqm$1,185
1 Canberra158m2026-0806-1097 sqm$1,370
Yishun Sapphire124m2026-0711-15108 sqm$1,075
Yishun Sapphire124m2026-0701-05131 sqm$1,149
Prive158m2026-0706-10110 sqm$1,630
Prive158m2026-0711-15114 sqm$1,565
Prive158m2026-0701-0577 sqm$1,554
The Watergardens at Canberra258m2026-0701-0570 sqm$1,686
The Watergardens at Canberra258m2026-0701-05103 sqm$1,831
Eight Courtyards90m2026-0611-15105 sqm$1,398
Eight Courtyards90m2026-0601-05101 sqm$1,343
Eight Courtyards90m2026-0601-0570 sqm$1,394

The 14 most recent are listed, out of 100 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-05-16372m257° WSW3 storeysProposed new erection of a 3 storey envelope control detached dwelling house on lot 00368x mk 19 at 8 jalan shaer (sem…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Yishun Emerald

HDB put this parcel out to tender and names Yishun Emerald as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched19 Sep 1996
  2. Tender closed6 Nov 19974 bids received
  3. Awarded18 Nov 1997Centrepoint Properties Ltd
  4. Winning tenderS$87,759,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Yishun S4b Yishun Avenue 2
Site area
21,039 sq m
Lease
99 yrs
Plot ratio
2.5
Gross floor area
Not published
Sold as
Condominium
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Centrepoint Properties LtdS$87,759,000—
2Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$81,000,000S$6,759,000 · 7.7%
3Erishi Holdings Private LimitedS$68,508,000S$19,251,000 · 21.9%
4DBS Realty (Private) LimitedS$50,280,000S$37,479,000 · 42.7%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 18 Nov 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Yishun Emerald”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,196,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,196,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$28,873
Cash in handS$784,711
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.