Lilydale sits at the northern edge of District 27, threading the boundary between Yishun and Sembawang in a stretch of OCR that has spent the last decade quietly repricing on the back of Northpoint City’s rebuild and the looming Johor-Singapore RTS Link. Developed by CPL Land and completed in 2003 on a 99-year lease commencing 2000, the project comprises 318 units across mid-rise blocks — a manageable scale that gives the development meaningful turnover without the supply drag of mega-launches. With roughly 73 years of tenure remaining, Lilydale now sits squarely in the window where lease-decay maths starts to matter, but where family-buyer affordability and URA caveat data still show consistent absorption from the upgrader cohort.
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 covers the Yishun and Sembawang belt, an OCR catchment that has historically traded at a meaningful discount to RCR but has narrowed that gap as the North-South Line matured and the North-South Corridor began materialising. Yishun MRT, the project’s nearest interchange-adjacent station, anchors a redeveloped Northpoint City retail spine that now houses Singapore’s largest suburban mall complex, while Khoo Teck Puat Hospital and Yishun Pond Park sit within a short drive. The forthcoming RTS Link to Johor Bahru, terminating at Woodlands North, sits roughly two MRT stops away and is widely expected to recalibrate North-region rental demand once operational. OneMap overlays make the school catchment and amenity radius particularly legible for families weighing the move from HDB stock.
We track 61 sales and 168 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LILYDALE dashboard.
- Average sale price: $1,042,107 across 61 transactions
- Estimated gross rental yield: 4.1%
- District 27 PSF ranking: Value tier (top 93%)
- 99 yrs lease commencing from 2000 · OCR · D27 · 318 units
About LILYDALE
LILYDALE is a 99 yrs lease commencing from 2000 condominium, located at YISHUN AVENUE 6 in District 27 (Sembawang, Yishun) (Outside Central Region), developed by CPL LAND PTE LTD, comprising 318 residential units, completed in 2003.
With approximately 73 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 LILYDALE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 55 | $836 psf | $1,015,428 |
| 4 BR | 5 | $874 psf | $1,212,000 |
| 5+ BR | 1 | $651 psf | $1,660,000 |
Sales Market Overview
LILYDALE has recorded 61 sale transactions with an average transaction price of $1,042,107, ranging from $830,000 to $1,660,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $714 psf | $866,815 | — |
| 2022 | 16 | $795 psf | $970,993 | ↑ 11.3% |
| 2023 | 12 | $846 psf | $1,136,324 | ↑ 6.5% |
| 2024 | 11 | $921 psf | $1,138,000 | ↑ 8.9% |
| 2025 | 8 | $949 psf | $1,150,875 | ↑ 3.0% |
| 2026 | 2 | $933 psf | $1,135,000 | ↓ 1.6% |
LILYDALE ranks in the top 93% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, LILYDALE trades 46% below the segment benchmark.
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Rental Market Overview
LILYDALE has recorded 168 rental transactions with monthly rents averaging $3,568/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 168 | $3,568/mo | $1,930/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 34 | $2,667/mo |
| 2022 | 32 | $3,227/mo |
| 2023 | 31 | $3,977/mo |
| 2024 | 34 | $3,924/mo |
| 2025 | 31 | $4,036/mo |
| 2026 | 6 | $3,933/mo |
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Investment Analysis
Based on average rents and sale prices, LILYDALE delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
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 | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows LILYDALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LILYDALE
- Yishun Secondary School
- Yishun Primary School
- Wellington Primary School
Nearby Schools
There are 8 schools within 2 km of LILYDALE.
| School | Type | Distance |
|---|---|---|
| Yishun Secondary School | Secondary | 1.0 km |
| Yishun Primary School | Primary | 1.4 km |
| Wellington Primary School | Primary | 1.4 km |
| XCL World Academy | International | 1.4 km |
| Yishun Innova Junior College | Jc | 1.4 km |
| Yishun Town Secondary School | Secondary | 1.4 km |
| North View Primary School | Primary | 1.8 km |
| Chung Cheng High School (Yishun) | Secondary | 1.9 km |
- Family-buyer entry point. District 27 99-year stock typically clears at a discount to comparable RCR product, putting Lilydale within reach of HDB upgraders without overstretching the income ceiling — run the maths via the affordability calculator.
- Northpoint City catchment. Singapore’s largest suburban mall sits beside Yishun MRT, giving residents a one-stop retail, F&B and community-library spine that few OCR projects can match.
- North-South Line access. Yishun MRT on the NSL connects directly to Orchard, City Hall and Marina Bay without interchange, with the North-South Corridor expressway under construction adding road capacity by the late 2020s.
- RTS Link optionality. The Woodlands North terminus of the Johor-Singapore RTS Link is two MRT stops away, a structural demand catalyst for North-region rental once cross-border commuting normalises — benchmark district pricing on the district price heatmap.
- Healthcare and green-space anchors. Khoo Teck Puat Hospital and Yishun Pond Park sit within the immediate catchment, supporting both owner-occupier livability and rental appeal to medical staff.
- District 27 baseline. Aggregate D27 pricing, yield and transaction depth are tracked on the district 27 page, useful for stack-level benchmarking against Yishun and Sembawang peers.
- Lease-decay window. With roughly 73 years remaining on the 99-year lease from 2000, Lilydale is approaching the threshold where CPF usage and bank financing rules begin to tighten; model the decade-by-decade impact via the lease decay calculator before committing.
- OCR sentiment cycles. District 27 tracks broader OCR psychology more closely than CCR; in a risk-off year, the absolute discount narrows but exit timing matters. The SingStat property price index is the cleanest macro reference.
- Age-related capex. A 2003-vintage development is entering its second maintenance cycle; sinking-fund adequacy and lift, façade and waterproofing programmes should be inspected via recent AGM minutes, with BCA periodic-inspection guidelines as a baseline checklist.
- RTS Link timing risk. While the RTS Link is a structural positive, the timeline has slipped before; underwriting today’s entry price on a 2027-onwards rental thesis carries real execution risk. Foreign and PR buyers should also re-run total cost against IRAS stamp duty tables before committing.
Lilydale fits a fairly specific profile: an HDB upgrader or young-family household that values Northpoint City’s amenity density, Yishun MRT’s direct NSL access and a price point that District 27 99-year stock can still credibly deliver. The lease-decay window means the project reads less well as a multi-decade hold and better as a 10-to-15-year family-life chapter, where owner-occupier utility dominates the return calculation. Investors with a specific North-region rental thesis — medical staff at KTPH, future RTS Link commuters, or Sembawang-shipyard professionals — can underwrite a reasonable yield case, but should stress-test exit pricing against newer 99-year launches that will eventually come online in the same belt. Pure capital-appreciation buyers with a 20-year horizon will likely prefer freehold or fresher-lease alternatives elsewhere on the island. Compare unit-mix economics against district peers via the comparison tool before finalising a stack.
Lilydale is a defensible family-buyer entry into District 27 for households whose primary thesis is Northpoint City convenience, NSL connectivity and an affordable price point that puts a 318-unit OCR condo within reach of the upgrader cohort. It will not deliver the tenure durability of freehold stock nor the launch-premium gloss of newer projects, but it offers something quieter: a manageable-scale development with established amenity, direct MRT access and a credible RTS Link tailwind once the cross-border line opens. The case weakens sharply for buyers with a 20-year-plus horizon who cannot stomach the lease-decay path, and strengthens for owner-occupier families running a 10-to-15-year chapter. Run individual stacks through the comparison and lease-decay tools, and benchmark against the District 27 page before bidding.
FAQ
What is the average price for LILYDALE?
What is the rental yield for LILYDALE?
Is LILYDALE freehold or leasehold?
How much lease does Lilydale have remaining?
Which MRT station serves the development?
Does the RTS Link materially benefit Lilydale?
Is Lilydale better suited to owner-occupiers or investors?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 61 transactions analysed
- Rental data: 168 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 LILYDALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.