The Criterion stands as one of Yishun’s most recognisable Executive Condominium (EC) addresses — a 505-unit, 99-year leasehold development by City Developments Limited (CDL) subsidiary Island Glades Developments, completed in December 2018 on Yishun Street 51 in District 27. Spread across ten 13-storey towers, the project delivered a generous mix of two- to five-bedroom homes to a constituency that has historically been underserved by private-grade housing in Singapore’s north. With its five-year Minimum Occupation Period (MOP) fulfilled in early 2023 and full privatisation approaching in 2028, The Criterion occupies an interesting mid-life inflection point: already open to Singaporean citizens and Permanent Residents on the open resale market, yet still two years away from the milestone that unlocks foreign-buyer eligibility and typically unlocks a second leg of price appreciation.
Priced at launch in the S$750–S$850 per square foot (psf) range when it first balloted in 2015, The Criterion now trades on the secondary market in the S$1,172–S$1,455 psf band, with the highest recorded transaction — a 893‑sq‑ft unit — touching S$1,455 psf in early 2025. That trajectory, broadly in line with the wider OCR EC cohort that MOPed around the same period, reflects both Singapore’s broad residential upcycle and the specific tailwinds reshaping northern Singapore: the North–South Corridor (NSC) expressway, the 10,000-home Chencharu precinct adjacent to Khatib MRT, and the continued maturation of Northpoint City as a regional retail and community anchor.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
ECs occupy a unique niche in Singapore’s housing continuum, created by the Housing and Development Board (HDB) to provide a “sandwich class” pathway for households whose incomes exceed the S$14,000 HDB BTO ceiling but who nonetheless aspire to condominium-grade living. Under the framework that governed The Criterion’s 2015 launch, buyers were required to be Singapore citizens forming a family nucleus or an eligible second-timer household, with a gross monthly household income cap of S$14,000, and they had to be either first-timers or meet the prescribed waiting period if they had previously owned subsidised housing. CPF housing grants of up to S$30,000 were available for eligible households, meaningfully reducing the effective acquisition cost.
The five-year MOP requirement — which The Criterion satisfied in February 2023 — restricted early owners from selling or subletting the entire unit, anchoring a genuine owner-occupier community during the project’s formative years. Upon MOP, units became tradeable to Singapore citizens and PRs on the open resale market without the income ceiling constraint applying to buyers, broadening the demand pool substantially. The ten-year privatisation mark (expected circa December 2028 for The Criterion) then removes all EC-specific restrictions, rendering the development legally and practically indistinguishable from a fully private condominium and opening the asset to foreign buyers for the first time.
It is worth noting that policy settings governing new EC launches have been tightened from May 2026 onwards: sites tendered from 8 May 2026 will be subject to a 10-year MOP (up from five) and 15-year privatisation timeline (up from ten), with 90% of units ring-fenced for first-timer families. These changes apply prospectively only and do not affect The Criterion or any EC that launched under the legacy framework. If anything, the new rules are a structural positive for existing resale ECs like The Criterion: they reduce the future pipeline of EC units that will flow onto the open market post-MOP, supporting medium-term price floors for the existing cohort.
District 27, encompassing Yishun and Sembawang, has historically traded at a discount to core central-region addresses, reflecting its position in the Outside Central Region (OCR) and its distance from the CBD. Average resale psf across D27 condominiums runs in the S$1,100–S$1,300 range as of mid-2026, with ECs like The Criterion sitting at the upper end of that band given their relatively newer vintage and larger unit sizes. The district’s fundamentals have been improving steadily: two MRT lines (North–South Line via Khatib and Yishun stations; Sembawang on the same line), proximity to Woodlands Regional Centre, a rapidly expanding food-and-beverage scene anchored by Northpoint City, and a series of government masterplan interventions that underscore long-term commitment to the north.
We track 232 sales and 89 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CRITERION dashboard.
- Average sale price: $1,263,055 across 232 transactions
- Estimated gross rental yield: 3.8%
- District 27 PSF ranking: Above average (top 34%)
- 99 yrs lease commencing from 2014 · OCR · D27 · 505 units
About THE CRITERION
THE CRITERION is a 99 yrs lease commencing from 2014 condominium, located at YISHUN STREET 51 in District 27 (Sembawang, Yishun) (Outside Central Region), developed by ISLAND GLADES DEVELOPMENTS PTE. LTD, comprising 505 residential units, completed in 2018.
With approximately 87 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 THE CRITERION:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $1,315 psf | $920,099 |
| 2 BR | 91 | $1,275 psf | $1,119,116 |
| 3 BR | 126 | $1,254 psf | $1,367,050 |
| 4 BR | 6 | $1,249 psf | $1,776,667 |
Sales Market Overview
THE CRITERION has recorded 232 sale transactions with an average transaction price of $1,263,055, ranging from $680,000 to $2,120,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $969 psf | $828,148 | — |
| 2022 | 5 | $1,049 psf | $1,134,000 | ↑ 8.2% |
| 2023 | 98 | $1,246 psf | $1,234,289 | ↑ 18.8% |
| 2024 | 79 | $1,281 psf | $1,303,272 | ↑ 2.8% |
| 2025 | 36 | $1,333 psf | $1,356,030 | ↑ 4.0% |
| 2026 | 8 | $1,374 psf | $1,206,736 | ↑ 3.1% |
THE CRITERION ranks in the top 34% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, THE CRITERION trades 18.4% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE CRITERION has recorded 89 rental transactions with monthly rents averaging $4,027/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 11 | $3,232/mo | $2,950/mo | $3,500/mo |
| 3 BR | 61 | $4,015/mo | $3,000/mo | $5,000/mo |
| 4 BR | 15 | $4,460/mo | $3,800/mo | $5,400/mo |
| 5+ BR | 2 | $5,500/mo | $5,400/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $3,725/mo |
| 2023 | 14 | $4,318/mo |
| 2024 | 26 | $4,151/mo |
| 2025 | 41 | $3,876/mo |
| 2026 | 6 | $3,933/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE CRITERION delivers an estimated gross rental yield of 3.8%. 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 | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows THE CRITERION (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CRITERION
- Khatib MRT
- Yishun Secondary School
- Wellington Primary School
- Yishun Innova Junior College
Nearby MRT Stations
THE CRITERION is 1.4 km from Khatib MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Khatib | NS14 | North-South Line | 1.4 km |
Nearby Schools
There are 7 schools within 2 km of THE CRITERION.
| School | Type | Distance |
|---|---|---|
| Yishun Secondary School | Secondary | 1.1 km |
| Wellington Primary School | Primary | 1.4 km |
| Yishun Innova Junior College | Jc | 1.5 km |
| Yishun Town Secondary School | Secondary | 1.5 km |
| Yishun Primary School | Primary | 1.5 km |
| XCL World Academy | International | 1.5 km |
| Chung Cheng High School (Yishun) | Secondary | 1.6 km |
Developer pedigree and build quality. CDL is one of Singapore’s most established listed developers, with a track record spanning more than five decades and numerous awards for construction quality and sustainability. The Criterion benefits from that institutional DNA: common facilities — including a 50-metre lap pool, aqua gym, tennis courts, multiple pavilions, a clubhouse, and landscaped sky gardens — are maintained to a standard that mirrors private condominiums at a similar psf. Purchasers buying into the resale market today inherit a seven-year-old development that is in the relatively early stages of its depreciation curve.
Khatib MRT proximity. The development is approximately 600–700 metres from Khatib MRT (NS14) on the North–South Line, a walkable distance that meaningfully distinguishes it from further-flung Yishun projects. The NSL connects directly to Orchard (approximately 35 minutes), City Hall (approximately 45 minutes), and the upcoming Woodlands Regional Centre, making the commute calculus credible for dual-income households working across the island.
Education corridor. Families with school-age children will find an unusually dense school catchment: Northland Primary School, Naval Base Primary School, Peiying Primary School, Huamin Primary, and Xishan Primary are all within a few kilometres. At the secondary and post-secondary level, Northbrooks Secondary, Orchid Park Secondary, Chung Cheng High (Yishun), and Yishun Junior College all sit within the local planning area. Proximity to multiple primary schools within 1–2 km is a material factor for families navigating the Primary 1 registration exercise under Phase 2B and Phase 2C priority zones.
Northpoint City and lifestyle infrastructure. The integrated Northpoint City shopping mall, connected to Yishun MRT and the bus interchange, is Singapore’s first mall to incorporate a community club within its footprint. With more than 500 retail and dining outlets, a rooftop community garden, Yishun Public Library, and a childcare centre, it functions as the town’s social and commercial spine. Residents of The Criterion also benefit from Orchid Country Club — a full 27-hole golf course with bowling alleys, snooker, and aquatic facilities — just minutes away by car, as well as Lower Seletar Reservoir Park for cycling and water sports.
Chencharu regeneration tailwind. Adjacent to Khatib MRT, the Chencharu precinct is slated to deliver approximately 10,000 new homes by 2040, alongside a new educational institution, nursing home, a neighbourhood park, and upgraded commercial nodes. This government-backed urban regeneration programme will materially increase the resident population in the immediate catchment, supporting retail vibrancy, future MRT ridership, and — by extension — residential demand and pricing for established developments like The Criterion that offer immediate occupation.
2028 privatisation optionality. Buyers who acquire The Criterion today on the resale market are paying a current EC resale premium over a HDB flat but a meaningful discount to fully private new-launch condominiums in comparable northern locations (which often exceed S$1,600–S$1,800 psf at launch). Post-privatisation in 2028, the asset trades without restriction, and historical data from comparable ECs — such as Esparina Residences and The Canopy — show that the privatisation milestone has typically catalysed a further 8–15% appreciation in psf terms as foreign demand unlocks. For buyers with a two-to-four-year investment horizon, the 2028 privatisation date creates a natural liquidity event.
OCR location and CBD commute. Yishun is roughly 20–25 km from the CBD by road and 40–45 minutes by MRT. For professionals who work in the Raffles Place, Marina Bay, or Shenton Way clusters and value door-to-door commute times below 30 minutes, District 27 is a significant trade-off. The North–South Corridor will eventually improve vehicular access, but full completion is staged, and journey times by public transport are unlikely to shorten materially.
Remaining lease and lease decay. The Criterion’s 99-year lease commenced in 2014, leaving approximately 88 years as of 2026. While that figure is comfortable for most owner-occupiers, buyers using CPF and planning to resell in the 2035–2040 window should model the CPF Valuation Limit (VL) carefully: once remaining lease falls below 60 years, CPF usage for purchase is restricted to the amount that will see the remaining lease extend to age 95 for the youngest buyer. For a 35-year-old buyer in 2026, this constraint does not bite until well beyond a typical seven-to-ten-year hold, but it is worth factoring into longer-term exit modelling. Use a lease decay calculator to stress-test residual value under different resale timing scenarios.
EC resale market liquidity. The Criterion’s resale market, while active since MOP in 2023, records roughly 30–40 transactions per six-month period — a modest volume compared to larger private condominiums. Lower transaction frequency means individual deals can move the recorded psf average by 5–8%, making it harder to read the market and potentially extending time-on-market if sellers need to price sharply. Foreign buyer demand — which can materially deepen liquidity — will only enter post-2028 privatisation.
Supply pipeline in the north. The Chencharu new housing pipeline, while a demand driver for retail and services, will also introduce new private and EC supply into the northern market over the coming decade. Buyers should monitor tender awards on Chencharu GLS sites; if significant private condo supply launches at psf levels competitive with The Criterion’s resale pricing, it could cap near-term upside by diverting demand to fresher leases.
Interest rate and affordability sensitivity. EC resale purchases are not eligible for HDB concessionary loans; buyers must use bank financing. With the 3-month SORA fluctuating in the 3–4% range over 2024–2025, Total Debt Servicing Ratio (TDSR) constraints at 55% of gross income apply fully. A 1,200-sq-ft four-bedroom unit at S$1,350 psf implies a purchase price of approximately S$1.62 million; at 75% LTV and a 25-year tenure, monthly mortgage servicing runs to approximately S$7,500–S$8,000, requiring a household income of at least S$14,500–S$15,000 per month to clear TDSR comfortably. Use a TDSR calculator and a mortgage calculator before committing.
[
{
"persona": "HDB upgrader household (household income S$10,000–S$16,000)",
"fit_color": "green",
"reason": "The Criterion is the archetype upgrader play: larger units than a typical HDB flat, condominium-grade facilities, a credible school catchment, and a psf that remains meaningfully below new-launch private condos. Buyers who purchased a BTO flat five-plus years ago and have accumulated CPF and cash equity will find The Criterion a reachable step up. Post-MOP resale pricing in the S$1.1–S$1.4 million range for a three-bedroom unit sits within CPF-plus-cash reach for most dual-income households at this income band. The 2028 privatisation milestone also means a clean exit to a fully private asset within a two-to-three-year horizon from today."
},
{
"persona": "Young family prioritising school catchment",
"fit_color": "green",
"reason": "With six or more primary schools within 2 km and a strong secondary and JC pipeline, The Criterion is a defensible long-term family home. The project’s unit mix skews towards three- and four-bedroom formats that suit growing families, and the 50-metre pool, children’s playground, and BBQ pavilions address the lifestyle brief for households with young children. The Khatib MRT proximity makes school runs and CCA pickups manageable for working parents."
},
{
"persona": "Mid-career investor with 3–5 year horizon",
"fit_color": "green",
"reason": "The 2028 privatisation optionality is a clear catalyst. Investors who acquire now at S$1,300–S$1,400 psf and hold through privatisation gain access to the foreign-buyer demand pool, historically a meaningful price support. Northern Singapore’s Chencharu regeneration also adds a medium-term narrative. That said, investors should size positions conservatively given the 15% Additional Buyer’s Stamp Duty (ABSD) applicable on a second residential property purchase — a <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> is essential to model the blended entry cost and required holding gain to break even."
},
{
"persona": "Singles or couple without immediate school priority",
"fit_color": "yellow",
"reason": "The Criterion’s unit mix is weighted towards three- and four-bedroom formats optimised for families. Two-bedroom units exist but are fewer in number and trade at a premium psf relative to larger units, reducing the value proposition versus alternatives nearer town. Singles and childless couples who commute to the CBD daily may find the 40–45-minute MRT journey and limited two-bedder supply make other OCR or RCR options more suitable."
},
{
"persona": "Retiree or empty-nester downsizing",
"fit_color": "yellow",
"reason": "The development’s recreational offerings — Orchid Country Club proximity, reservoir park, the Northpoint City leisure ecosystem — suit an active retirement lifestyle. However, larger floor plates (three- and four-bedders dominate) may not align with the downsizing brief. Buyers in this segment should also weigh the lease-decay trajectory: a 75-year-old buyer today will see the remaining lease fall to around 67 years at age 80, which may complicate eventual estate planning unless the property is already fully paid off."
},
{
"persona": "Foreign buyer or permanent resident without EC purchase history",
"fit_color": "red",
"reason": "Until full privatisation in December 2028, The Criterion retains its EC-scheme legal status, meaning foreign nationals (non-PRs) cannot purchase. Singapore PRs who have not previously owned a subsidised HDB flat or EC can buy on the resale market post-MOP, but should obtain an in-principle approval (IPA) from a licensed bank and confirm their eligibility with a licensed property agent before proceeding, as the EC resale eligibility rules are specific and penalties for non-compliance are severe."
}
]
The Criterion is a well-executed, CDL-branded EC that arrived at exactly the right time for Yishun’s long-running urban renewal narrative. Seven years post-TOP, the development is mature enough to appraise objectively: build quality has held up, the facility maintenance is sound, and the resale transaction record since MOP validates pricing in the S$1,300–S$1,450 psf range for quality units. The approaching 2028 privatisation is the single most compelling near-term catalyst — it is a structural, calendar-driven event, not a market-sentiment variable, and it creates a defined window for value realisation.
The risks are real but manageable. OCR location imposes a commute penalty for CBD workers; lease decay is worth modelling for buyers with very long or very short hold strategies; and the resale market is smaller than a fully private condominium of equivalent scale. Buyers who enter with a clear five-year plan — own through privatisation, then sell into a broadened demand pool — are working with the grain of the asset’s lifecycle rather than against it.
For HDB upgraders, young families anchoring to Yishun’s school ecosystem, and investors comfortable with a northern OCR bet, The Criterion remains a credible and fairly priced proposition. Run a full total cost of ownership analysis and a ROI projection against your specific entry price, hold period, and financing assumptions before committing. Property markets move; individual unit pricing varies significantly within the same development; and the ABSD liability on second purchases is a cost that must be recovered before any real return is realised.
FAQ
What is the average price for THE CRITERION?
What is the rental yield for THE CRITERION?
Is THE CRITERION freehold or leasehold?
Has The Criterion EC completed its MOP and can I buy it on the open market today?
Yes. The Criterion obtained its Temporary Occupation Permit (TOP) in December 2018, and its five-year Minimum Occupation Period (MOP) was fulfilled in approximately February–December 2023 depending on individual unit TOP dates. From that point, Singapore citizens and Permanent Residents can purchase units on the resale market without the income ceiling that applied at original launch. Foreign nationals (non-PRs) still cannot purchase until full privatisation, expected around December 2028.
When will The Criterion be fully privatised and what does that mean for buyers?
Full privatisation occurs ten years after TOP — approximately December 2028 for The Criterion. Once privatised, all EC-specific restrictions are lifted: the development is legally classified as a private condominium, foreigners can purchase, and there is no MOP obligation on future resale owners. Historically, the privatisation milestone has been associated with a measurable uptick in transaction volume and, in many cases, a psf re-rating as the foreign-buyer demand pool opens up. Buyers acquiring today are purchasing roughly two years ahead of that catalyst.
Can I use CPF to fund an EC resale purchase at The Criterion?
Yes, CPF Ordinary Account (OA) savings can be used for an EC resale purchase, subject to the CPF Valuation Limit and the Withdrawal Limit rules. The key constraint is that CPF usage is capped at the lower of the purchase price or valuation (the Valuation Limit), and further CPF use above 120% of valuation is not permitted. Given that The Criterion’s remaining lease of approximately 88 years (as of 2026) comfortably exceeds the 60-year threshold, CPF usage is unrestricted for most buyers under age 45. Buyers should also check whether they are eligible for any CPF housing grants — first-timer families purchasing resale ECs may qualify for the Family Grant of up to S$30,000 under the enhanced 2023 grant framework.
What are the key schools within The Criterion&#8217;s 1&#8211;2 km radius for Phase 2B and 2C registration priority?
Several primary schools fall within or near the 1–2 km registration priority radius: Northland Primary School and Naval Base Primary School are the most cited. Huamin Primary, Peiying Primary, and Xishan Primary are also nearby. Parents should verify current school boundary maps on the Ministry of Education (MOE) website each year, as boundaries are periodically reviewed. Registration priority under Phase 2B (community tie) and Phase 2C (distance) can make proximity a decisive factor for families with multiple children or a preference for a particular school.
How do the May 2026 EC policy changes affect The Criterion as a resale purchase?
The May 2026 announcement by the Ministry of National Development raised the MOP for new EC launches from 5 to 10 years and extended the privatisation timeline from 10 to 15 years, effective for government land sale (GLS) sites with tender closing from 8 May 2026. These changes apply only to new EC projects launched under the revised framework. The Criterion, which was launched and built under legacy rules, retains its original 5-year MOP (already met) and 10-year privatisation (due December 2028). If anything, the longer MOP on future ECs reduces the forward pipeline of resale EC supply available post-MOP, which is a mild structural positive for existing post-MOP ECs like The Criterion.
What are the total acquisition costs for a Singapore PR buying a resale unit at The Criterion?
A PR buying their first residential property pays Buyer’s Stamp Duty (BSD) at the standard tiered rates (1% on first S$180,000; 2% on next S$180,000; 3% on next S$640,000; 4% on the remainder above S$1 million; 5% and 6% tiers apply above S$1.5 million and S$3 million respectively) plus an Additional Buyer’s Stamp Duty (ABSD) of 5% on a first PR purchase. For a S$1.5 million unit, BSD is approximately S$39,600 and ABSD is S$75,000 — a combined stamp duty burden of roughly S$114,600. PR buyers who already own one residential property face a 30% ABSD on the second purchase, making the second-property calculus significantly more punishing. Use a stamp duty calculator to model your exact scenario.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 232 transactions analysed
- Rental data: 89 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 THE CRITERION
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.