YEWTEE RESIDENCES is a 99 yrs lease commencing from 2006 development along CHOA CHU KANG NORTH 6 in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 139 units and is an established secondary-market project.
This profile draws on 21 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 23 (Bukit Panjang / Choa Chu Kang), the immediate context for YEWTEE RESIDENCES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 21 sales and 92 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the YEWTEE RESIDENCES dashboard.
- Average sale price: $1,351,566 across 21 transactions
- Estimated gross rental yield: 3.5%
- District 23 PSF ranking: Value tier (top 77%)
- 99 yrs lease commencing from 2006 · OCR · D23 · 139 units
About YEWTEE RESIDENCES
YEWTEE RESIDENCES is a 99 yrs lease commencing from 2006 condominium, located at CHOA CHU KANG NORTH 6 in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), comprising 139 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at YEWTEE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,183 psf | $1,000,000 |
| 3 BR | 12 | $1,053 psf | $1,256,833 |
| 4 BR | 7 | $1,076 psf | $1,614,413 |
Sales Market Overview
YEWTEE RESIDENCES has recorded 21 sale transactions with an average transaction price of $1,351,566, ranging from $898,000 to $2,000,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $901 psf | $1,104,000 | — |
| 2022 | 6 | $1,023 psf | $1,305,833 | ↑ 13.5% |
| 2023 | 5 | $1,087 psf | $1,327,600 | ↑ 6.3% |
| 2024 | 4 | $1,189 psf | $1,378,250 | ↑ 9.3% |
| 2025 | 1 | $1,377 psf | $2,000,888 | ↑ 15.8% |
| 2026 | 1 | $1,218 psf | $1,980,000 | ↓ 11.5% |
YEWTEE RESIDENCES ranks in the top 77% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, YEWTEE RESIDENCES trades 30.8% below the segment benchmark.
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Rental Market Overview
YEWTEE RESIDENCES has recorded 92 rental transactions with monthly rents averaging $3,905/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 9 | $3,050/mo | $2,500/mo | $3,800/mo |
| 3 BR | 70 | $3,880/mo | $2,300/mo | $5,500/mo |
| 4 BR | 13 | $4,631/mo | $3,050/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $2,985/mo |
| 2022 | 18 | $3,653/mo |
| 2023 | 14 | $4,264/mo |
| 2024 | 17 | $4,432/mo |
| 2025 | 17 | $4,309/mo |
| 2026 | 6 | $4,250/mo |
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Investment Analysis
Based on average rents and sale prices, YEWTEE RESIDENCES delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,385 psf | 555 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,732 psf | 532 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows YEWTEE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- YEWTEE RESIDENCES
- Yew Tee MRT
- Choa Chu Kang MRT
- Choa Chu Kang MRT
- Yew Tee Primary School
- Choa Chu Kang Primary School
- Kranji Primary School
Nearby MRT Stations
YEWTEE RESIDENCES is 110m from Yew Tee MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Yew Tee | NS5 | North-South Line | 110m |
| Choa Chu Kang | NS4 | North-South Line | 1.3 km |
| Choa Chu Kang | BP1 | Bukit Panjang LRT | 1.3 km |
Nearby Schools
There are 5 schools within 2 km of YEWTEE RESIDENCES, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | Primary | 40m |
| Choa Chu Kang Primary School | Primary | 580m |
| Kranji Primary School | Primary | 950m |
| Regent Secondary School | Secondary | 1.2 km |
| Unity Primary School | Primary | 1.8 km |
Genuine walk-to-MRT access. Yew Tee sits about 0.11km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Yew Tee Primary School sits about 0.04km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: YEWTEE RESIDENCES benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 21 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for YEWTEE RESIDENCES?
What is the rental yield for YEWTEE RESIDENCES?
Is YEWTEE RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 21 transactions analysed
- Rental data: 92 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 YEWTEE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,234 condo transactions recorded in District 23 over the last 12 months, 75% resale, 23% new sale, 3% 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 23 reads 128.2 as of June 2026 — up 3.6% 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 23 could add roughly 185 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 |
|---|---|---|---|---|
| Dairy Farm Walk | — | ~185 | Reserve | Available |
HDB Alternatives Nearby
Weighing YEWTEE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (90m away), an upgrader gap of about $800,000
- Kallang/whampoa — 4-room average $882,887 (1.3 km away), an upgrader gap of about $500,000
- Bukit Panjang — 4-room average $581,903 (1.6 km away), an upgrader gap of about $800,000