OCR - 3021 transactions in last 3 years
District 27 (Sembawang, Yishun) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | NORTH GAIA | $1,321 | $1,384 | N/A | 350 | - |
| 2 | CANBERRA CRESCENT RESIDENCES | $1,991 | $2,078 | N/A | 306 | 376 |
| 3 | THE VISIONAIRE | $1,368 | $1,533 | N/A | 259 | - |
| 4 | PARC LIFE | $1,330 | $1,495 | N/A | 206 | - |
| 5 | THE CRITERION | $1,285 | $1,445 | N/A | 183 | - |
| 6 | THE BROWNSTONE | $1,406 | $1,581 | N/A | 134 | - |
| 7 | SYMPHONY SUITES | $1,321 | $1,486 | 4.0% | 123 | - |
| 8 | SIGNATURE AT YISHUN | $1,264 | $1,421 | N/A | 112 | - |
| 9 | NORTH PARK RESIDENCES | $1,822 | $2,042 | 3.8% | 100 | - |
| 10 | 1 CANBERRA | $1,252 | $1,419 | N/A | 95 | - |
| 11 | SKIES MILTONIA | $1,239 | $1,404 | 4.2% | 75 | - |
| 12 | THE WATERGARDENS AT CANBERRA | $1,737 | $1,824 | 3.1% | 72 | 448 |
| 13 | SKYPARK RESIDENCES | $1,365 | $1,541 | N/A | 72 | - |
| 14 | ORCHID PARK CONDOMINIUM | $989 | $1,263 | 4.1% | 72 | - |
| 15 | EIGHT COURTYARDS | $1,297 | $1,482 | 3.6% | 68 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
5 tracked primary schools, including 2 elite-tier.