Eight Courtyards occupies a quietly distinctive corner of District 27 along Canberra Drive in northern Singapore, a 654-unit condominium jointly developed by Far East Organization (under the Yishun Gold Pte Ltd vehicle) and Frasers Centrepoint Homes, completed in 2015 on a 99-year lease commencing 2010. The name is literal: the project is organised around eight landscaped courtyard gardens that break up the 12-block spread into human-scaled precincts, softening the density that OCR mass-market projects sometimes sacrifice to maximise plot efficiency. At the time of writing, resale PSF is tracking between S$1,122 and S$1,437 based on the past 12 months of caveats, with the highest recorded transaction reaching S$1,677 psf for a compact unit, placing Eight Courtyards firmly in the affordable-to-mid-tier OCR bracket. Gross rental yield sits in the region of 3.5%, modest but consistent with broader D27 and Yishun-corridor benchmarks. With 128 recorded sales in the ShiokNest dataset and active rental listings ranging from S$1,050 to S$4,500 a month, the development maintains genuine secondary-market liquidity. This review weighs the development's standout design, green credentials, and improving transport spine against the realities of a deep-north location, a lease already into its sixteenth year, and the supply pressure building across the Canberra sub-zone.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 27 spans the Yishun and Sembawang planning areas at the northern tip of Singapore's main island, historically perceived as a distant outpost compared with the RCR and CCR, but steadily reappraised since the opening of Canberra MRT station on the North–South Line (NSL) in November 2019. Eight Courtyards was actually launched in 2012 and completed in 2015, predating that station's opening by several years; buyers at launch were pricing in a future connectivity upgrade that has since been delivered. Today the project sits within walkable range of Canberra MRT (NS11), with Yishun MRT (NS13) reachable by a short bus or ten-minute cycle. The expressway network is a practical alternative for drivers: the Central Expressway (CTE), Seletar Expressway (SLE), and Tampines Expressway (TPE) all converge in the vicinity, and the North–South Corridor (NSC) — a 21.5 km expressway-cum-bus-rapid-transit corridor running from Woodlands to the city — is scheduled to bring further journey-time reductions when fully open. On the retail side, Canberra Plaza (opened 2022, roughly 12 minutes on foot) introduced a neighbourhood mall with supermarket, food court, enrichment centres, and an outdoor water playground. The older catchment of Northpoint City and Yishun's hawker clusters remain the main dining destinations for residents. Schools are plentiful: Chongfu Primary, Northland Primary, and Chung Cheng High (Yishun) are within the one-kilometre–to-two-kilometre radius that matters to Phase 2A balloting families. Khoo Teck Puat Hospital and Yishun Community Hospital together form one of the north's most accessible healthcare clusters, sitting a six-minute drive away. The broader macro context matters too: URA data shows OCR private residential prices appreciating at a measured pace through 2024 and into 2025, supported by HDB upgrader demand — the core buyer profile for this estate — as BTO completions in Yishun and Sembawang translate into upgrader cash and CPF proceeds looking for a nearby private alternative.
We track 128 sales and 501 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EIGHT COURTYARDS dashboard.
- Average sale price: $1,199,007 across 128 transactions
- Estimated gross rental yield: 3.4%
- District 27 PSF ranking: Above average (top 45%)
- 99 yrs lease commencing from 2010 · OCR · D27 · 654 units
About EIGHT COURTYARDS
EIGHT COURTYARDS is a 99 yrs lease commencing from 2010 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by YISHUN GOLD PTE LTD, comprising 654 residential units, completed in 2015.
With approximately 83 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 EIGHT COURTYARDS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,385 psf | $626,000 |
| 1 BR | 5 | $1,250 psf | $686,000 |
| 2 BR | 31 | $1,173 psf | $1,029,202 |
| 3 BR | 76 | $1,185 psf | $1,278,405 |
| 4 BR | 10 | $1,194 psf | $1,722,288 |
Sales Market Overview
EIGHT COURTYARDS has recorded 128 sale transactions with an average transaction price of $1,199,007, ranging from $560,000 to $2,027,880.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 29 | $1,033 psf | $992,548 | — |
| 2022 | 29 | $1,136 psf | $1,131,341 | ↑ 10.0% |
| 2023 | 13 | $1,221 psf | $1,226,923 | ↑ 7.4% |
| 2024 | 28 | $1,255 psf | $1,247,746 | ↑ 2.9% |
| 2025 | 23 | $1,340 psf | $1,393,925 | ↑ 6.8% |
| 2026 | 6 | $1,366 psf | $1,488,833 | ↑ 1.9% |
EIGHT COURTYARDS ranks in the top 45% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, EIGHT COURTYARDS trades 22.9% below the segment benchmark.
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Rental Market Overview
EIGHT COURTYARDS has recorded 501 rental transactions with monthly rents averaging $3,382/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 42 | $2,425/mo | $1,650/mo | $3,000/mo |
| 2 BR | 188 | $3,058/mo | $1,900/mo | $3,900/mo |
| 3 BR | 247 | $3,679/mo | $2,200/mo | $5,200/mo |
| 4 BR | 24 | $4,531/mo | $2,800/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 101 | $2,597/mo |
| 2022 | 107 | $3,144/mo |
| 2023 | 76 | $3,810/mo |
| 2024 | 111 | $3,754/mo |
| 2025 | 86 | $3,641/mo |
| 2026 | 20 | $3,813/mo |
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Investment Analysis
Based on average rents and sale prices, EIGHT COURTYARDS delivers an estimated gross rental yield of 3.4%. 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 EIGHT COURTYARDS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EIGHT COURTYARDS
- Canberra MRT
- Yishun MRT
- Canberra Secondary School
- Canberra Primary School
- North View Primary School
Nearby MRT Stations
EIGHT COURTYARDS is 550m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of EIGHT COURTYARDS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 620m |
| Canberra Primary School | Primary | 640m |
| North View Primary School | Primary | 730m |
| XCL World Academy | International | 1.3 km |
| Yishun Primary School | Primary | 1.3 km |
| Yishun Town Secondary School | Secondary | 1.3 km |
| Yishun Innova Junior College | Jc | 1.4 km |
| Wellington Primary School | Primary | 1.4 km |
| Sembawang Primary School | Primary | 1.5 km |
| Sembawang Secondary School | Secondary | 1.5 km |
| Chung Cheng High School (Yishun) | Secondary | 1.6 km |
| Yishun Secondary School | Secondary | 1.7 km |
The most immediately legible selling point is the courtyard master plan. Far East Organization and Frasers divided the 17,660 sqm site into eight distinct garden precincts, each with its own landscape character — lush rain-tree canopies, reflection ponds, fragrant planting beds, and shaded social lawns. The consequence for residents is that green space feels genuinely proximate rather than relegated to a single central pool deck. The lap pool, spa pool, gymnasium, barbecue pavilions, jogging track, and tennis courts are distributed across the precinct, meaning peak-hour congestion is diffused. Units from the sixth floor upward on blocks facing the multi-storey car park enjoy a counterintuitive benefit: the car park mass acts as a sound buffer against external noise while the rooftop of the structure hosts private enclosed gardens, creating semi-private PES-style terraces with lower foot traffic and genuine seclusion — a design detail widely noted in resident reviews. The 4-unit-per-floor plate on most residential blocks keeps lift lobbies quiet and fosters a low-density, landed-adjacent feel unusual in a 654-unit development. Connectivity has improved materially: Canberra MRT reduced the walk from bus-reliance to a station-accessible address, and the anticipated further travel-time gains from the NSC mean the north-south commute to Orchard or Raffles Place is on a downward trajectory. For families, the school proximity within the Chongfu–Northland–Chung Cheng cluster satisfies both primary and secondary posting needs without a lengthy daily commute. The resale price range is one of the more accessible entry points for private condominium ownership in Singapore; a buyer with a S$200,000 upfront capacity can acquire a standard two-bedroom unit in the S$800,000–S$1,000,000 range, finance the rest with a typical bank mortgage on the mortgage calculator, and still keep total debt-service within MAS TDSR guidelines — a useful sanity check via our TDSR calculator. The developer track record is sound: Far East Organization is one of Singapore's largest private landlords and has a long history of delivering quality finishes and professional estate management, which is reflected in the 9/10 aggregate resident rating on PropertyGuru across seven independent reviews.
The most structurally significant risk is one shared by every 99-year leasehold property past its first decade: lease decay. Eight Courtyards commenced its tenure in 2010, which means the lease has been running for roughly 16 years as of 2026, leaving approximately 83 years. The practical effects are limited right now — most bank panels will still finance units with 75–80+ years remaining — but buyers thinking in 10–15-year holding horizons should model resale value using our lease-decay calculator to understand how the CPF usage restriction tightening and bank LTV compression begin to bite as the lease approaches 60 years. The second persistent concern is distance from the core. The D27 address is unambiguously remote by Singapore standards: Orchard Road is roughly 30 minutes by MRT on a good day, and commuters heading to the CBD during peak hours face crowded NSL trains that have limited relief until the NSC is fully operational. A related issue is emerging supply: the Canberra sub-zone has attracted new launches — including 1 Canberra, The Nautical, and various subsequent projects — and more GLS sites in Yishun and Sembawang mean that resale demand from Eight Courtyards will compete with fresh developer inventory that carries newer leases and contemporary layouts. Some residents note that unit orientations mean bedrooms face directly into neighbouring blocks across narrow light wells, reducing privacy on lower floors; this is the trade-off of the courtyard plan that brings green space to common areas at the cost of bedroom exposure in denser configurations. Finally, the traffic infrastructure around Yishun is already under pressure during the morning peak, and planned URA residential intensification of the north planning region will compound this before expressway upgrades fully ease congestion.
- ✅ HDB Upgrader (Yishun / Sembawang): Residents cashing out a Yishun or Canberra BTO benefit from a familiar neighbourhood, strong school proximity, and an accessible price quantum that keeps total cost well within TDSR. The north-north upgrade minimises lifestyle disruption while delivering private-condo amenities.
- ✅ Young Family Seeking School Proximity: Chongfu Primary and Northland Primary sit within two kilometres, covering Phase 2A distance balloting. Chung Cheng High (Yishun) is a credible secondary option. The resort-style grounds and low per-floor unit count create a safe, low-traffic living environment for children.
- ✅ Buy-to-Let Investor (HDB Upgrader Tenant Segment): A gross yield of approximately 3.5% with active rental demand from young couples and healthcare workers (Khoo Teck Puat Hospital nearby) supports a steady income play. Use the cash-flow calculator to net down mortgage, maintenance, and tax to assess real returns.
- ⚠️ City-Fringe / RCR Buyer Seeking Affordability: Eight Courtyards is meaningfully cheaper per square foot than comparable OCR projects closer to the city fringe, but the 30-minute-plus CBD commute is a real lifestyle cost. Hybrid-work schedules reduce this friction, but it remains a trade-off worth modelling carefully.
- ⚠️ Long-Term Capital-Appreciation Speculator: The OCR segment has historically delivered lower PSF appreciation than CCR or RCR, and the 16-year-old lease means the lease-decay headwind will increasingly compress resale quantum relative to newer freehold or fresh 99-year launches. The ROI calculator helps quantify realistic annualised returns after transaction costs.
- ⚠️ First-Time Private Buyer (Singles / DINKs): The two-bedroom units at S$800,000–S$1,000,000 represent an accessible entry point, but singles must clear TDSR at that quantum. Run a baseline check with the affordability calculator before shortlisting. The remote location may also constrain the social lifestyle of younger city-oriented buyers.
Eight Courtyards earns a firm recommendation for its intended buyer segment: northern Singapore owner-occupiers and yield-focused investors who value design quality, established community feel, and improving connectivity over raw proximity to the city. The eight-courtyard concept is not marketing language — it translates into a liveable, green estate that holds up well against peers a decade after TOP. Canberra MRT's 2019 opening, Canberra Plaza's 2022 arrival, and the pending NSC all represent genuine catalysts that post-launch buyers did not fully pay for, and that residual connectivity upside is still partially unpriced relative to comparable OCR projects further east. The cautions are real but manageable for the right buyer: model the lease decay, account for the commute, and use the comparison tool to benchmark against newer D27 alternatives like The Nautical or 1 Canberra before committing. For families anchored in the north by school choice or employment at Khoo Teck Puat Hospital, or for investors seeking an affordable gross-yield play in a well-managed estate, Eight Courtyards remains a well-rounded choice in the OCR north. Buyers with an eye purely on short-to-medium capital gains will find better vehicles in younger leases or RCR addresses; for everyone else, this development deserves a serious look.
FAQ
What is the average price for EIGHT COURTYARDS?
What is the rental yield for EIGHT COURTYARDS?
Is EIGHT COURTYARDS freehold or leasehold?
How long is the remaining lease, and does it affect financing?
The 99-year leasehold commenced in 2010, leaving approximately 83 years as of 2026. Most banks will still finance units with this remaining tenure at standard LTV ratios, and CPF usage is not yet restricted. However, buyers planning to hold for 15–20 years should use our lease-decay calculator to understand how CPF rules and bank LTV adjustments tighten progressively as the lease shortens toward 60 years, which will affect eventual resale liquidity and quantum.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 128 transactions analysed
- Rental data: 501 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 EIGHT COURTYARDS
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 EIGHT COURTYARDS against staying public? These HDB towns sit within walking or short-drive distance: