OCR - 3088 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: 2026-04-01. 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 | $1,320 | $1,384 | N/A | 376 | - |
| 2 | CANBERRA CRESCENT RESIDENCES | $1,987 | $2,074 | N/A | 293 | 376 |
| 3 | THE VISIONAIRE | $1,367 | $1,532 | N/A | 265 | - |
| 4 | PARC LIFE | $1,323 | $1,488 | N/A | 218 | - |
| 5 | THE CRITERION | $1,279 | $1,439 | N/A | 192 | - |
| 6 | THE BROWNSTONE | $1,399 | $1,574 | N/A | 145 | - |
| 7 | SYMPHONY SUITES | $1,310 | $1,474 | 4.0% | 121 | - |
| 8 | SIGNATURE AT YISHUN | $1,261 | $1,418 | N/A | 109 | - |
| 9 | NORTH PARK RESIDENCES | $1,817 | $2,036 | 3.8% | 99 | - |
| 10 | 1 CANBERRA | $1,240 | $1,405 | N/A | 98 | - |
| 11 | SKIES MILTONIA | $1,239 | $1,404 | 4.2% | 78 | - |
| 12 | SKYPARK RESIDENCES | $1,355 | $1,530 | N/A | 73 | - |
| 13 | ORCHID PARK CONDOMINIUM | $985 | $1,258 | 4.1% | 73 | - |
| 14 | THE ESTUARY | $1,286 | $1,481 | 3.6% | 69 | - |
| 15 | THE WATERGARDENS AT CANBERRA | $1,741 | $1,828 | 3.1% | 68 | 448 |
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.