Yishun Sapphire is a 380-unit, 99-year leasehold condominium completed in 2002 in District 27, the northern planning zone that spans Yishun and Sembawang. Developed by Centrepoint Properties Pte Ltd, the project sits within walking distance of Yishun MRT (NS13, North-South Line) and the Northpoint City retail and bus interchange hub, while Khatib MRT (NS14) and Khoo Teck Puat Hospital lie a short drive away. As of 2026, roughly 71 years remain on the original 1998 lease, placing Yishun Sapphire firmly in mid-life territory under the Singapore Land Authority lease framework. With 82 caveats lodged in the URA Realis dataset, secondary activity has been moderate, reflecting the broader Outside Central Region (OCR) family-housing profile of the area. This review examines the development’s positioning, lease arithmetic, transport catalysts and risk factors so prospective owner-occupiers and investors can size up the trade-offs with their own holding horizon.
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 Yishun, Sembawang and Admiralty — a mature northern belt anchored by HDB estates, the Yishun Regional Centre and a growing cluster of healthcare and education amenities. According to URA Master Plan documentation, the Yishun sub-zone is zoned predominantly for residential use with commercial nodes around Northpoint City and the Yishun MRT integrated transport hub. The North-South Corridor (NSC), scheduled for progressive opening from 2027, is expected to shorten road travel times to the CBD, while the Johor Bahru–Singapore RTS Link terminating at Woodlands North may strengthen northern-belt rental demand from cross-border professionals once operational. Yishun Sapphire’s 99-year tenure commenced in 1998, meaning the lease falls below the 60-year threshold around 2058 — a date relevant to CPF usage rules that taper buyer eligibility as remaining lease shortens. Buyers should weigh this lease-decay arithmetic against the project’s established amenity base and the OCR’s historically gentler price volatility relative to prime districts. Past transaction trends are indicative only and do not guarantee future outcomes.
We track 82 sales and 104 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the YISHUN SAPPHIRE dashboard.
- Average sale price: $1,256,114 across 82 transactions
- Estimated gross rental yield: 3.3%
- District 27 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 1998 · OCR · D27 · 380 units
About YISHUN SAPPHIRE
YISHUN SAPPHIRE is a 99 yrs lease commencing from 1998 condominium, located at CANBERRA DRIVE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by CENTREPOINT PROPERTIES PTE LTD, comprising 380 residential units, completed in 2002.
With approximately 71 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 YISHUN SAPPHIRE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 53 | $967 psf | $1,151,082 |
| 4 BR | 28 | $990 psf | $1,424,964 |
| 5+ BR | 1 | $1,024 psf | $2,095,000 |
Sales Market Overview
YISHUN SAPPHIRE has recorded 82 sale transactions with an average transaction price of $1,256,114, ranging from $738,888 to $2,095,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $811 psf | $979,047 | — |
| 2022 | 10 | $868 psf | $1,162,689 | ↑ 7.1% |
| 2023 | 8 | $1,005 psf | $1,264,861 | ↑ 15.8% |
| 2024 | 19 | $1,022 psf | $1,298,468 | ↑ 1.7% |
| 2025 | 16 | $1,086 psf | $1,459,931 | ↑ 6.2% |
| 2026 | 10 | $1,104 psf | $1,462,389 | ↑ 1.7% |
YISHUN SAPPHIRE ranks in the top 82% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, YISHUN SAPPHIRE trades 37.1% below the segment benchmark.
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Rental Market Overview
YISHUN SAPPHIRE has recorded 104 rental transactions with monthly rents averaging $3,491/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 31 | $3,011/mo | $1,900/mo | $5,000/mo |
| 3 BR | 59 | $3,597/mo | $2,300/mo | $4,500/mo |
| 4 BR | 14 | $4,107/mo | $3,000/mo | $4,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $2,729/mo |
| 2022 | 26 | $3,335/mo |
| 2023 | 14 | $3,686/mo |
| 2024 | 18 | $3,867/mo |
| 2025 | 18 | $3,688/mo |
| 2026 | 11 | $3,855/mo |
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Investment Analysis
Based on average rents and sale prices, YISHUN SAPPHIRE delivers an estimated gross rental yield of 3.3%. 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 YISHUN SAPPHIRE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- YISHUN SAPPHIRE
- Canberra MRT
- Yishun MRT
- Canberra Secondary School
- Canberra Primary School
- North View Primary School
Nearby MRT Stations
YISHUN SAPPHIRE is 350m from Canberra MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 13 schools within 2 km of YISHUN SAPPHIRE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 500m |
| Canberra Primary School | Primary | 520m |
| North View Primary School | Primary | 890m |
| Sembawang Primary School | Primary | 1.3 km |
| Sembawang Secondary School | Secondary | 1.4 km |
| XCL World Academy | International | 1.5 km |
| Yishun Primary School | Primary | 1.5 km |
| Yishun Town Secondary School | Secondary | 1.5 km |
| Wellington Primary School | Primary | 1.5 km |
| Yishun Innova Junior College | Jc | 1.5 km |
| Chung Cheng High School (Yishun) | Secondary | 1.8 km |
| Yishun Secondary School | Secondary | 1.8 km |
- Established transport access: Yishun MRT (NS13) on the North-South Line is within walking distance, with Khatib MRT (NS14) a short bus ride away. Bus connectivity at Yishun Integrated Transport Hub provides multi-directional reach across the northern corridor.
- Mature amenity cluster: Northpoint City (Singapore’s largest suburban mall by some retail measures), Yishun Pond Park, Yishun Stadium and Khoo Teck Puat Hospital are all within a 5–10 minute drive, supporting family-oriented lifestyles.
- Family-buyer demographic: The 380-unit count and OCR positioning have historically attracted upgraders from surrounding HDB blocks, providing a relatively deep resale buyer pool for larger 3- and 4-bedroom layouts.
- Forward-looking infrastructure: The North-South Corridor expressway (LTA, progressive opening) and RTS Link to Johor Bahru (target 2026 onwards per LTA announcements) may improve connectivity, though timelines and economic uplift remain subject to government scheduling.
- Lease decay and CPF tapering: With ~71 years remaining as of 2026, the lease will cross the 60-year mark around 2058. CPF usage limits taper as remaining lease shortens, which can constrain the future buyer pool and financing flexibility.
- Northern-belt rental softness: District 27 rents have generally trailed RCR and CCR benchmarks, per URA rental data. Investors should stress-test gross yield assumptions and factor in vacancy risk relative to central districts.
- Ageing improvements and sinking-fund profile: A 2002-vintage development may face rising maintenance and potential capex cycles. Prospective buyers should review the MCST’s sinking fund balance and recent AGM minutes before committing.
Yishun Sapphire is most likely to suit owner-occupier families with school-going children who value the established Yishun amenity belt — Northpoint City, Yishun Pond Park, primary schools within 1–2 km, and Khoo Teck Puat Hospital — over a CBD-proximity premium. The 380-unit scale provides reasonable facility density without the management complexity of mega-developments, and the OCR price point has historically offered larger floor areas per dollar than RCR or CCR equivalents. Multi-generational households drawn to the north for healthcare access or family proximity may find the trade-off attractive. Investors, by contrast, should approach with more caution: northern-belt gross yields have generally been thinner than central peers per URA rental records, and the lease-decay clock (CPF taper from 2058) compresses the practical investment horizon. Buyers with a 5–7 year holding horizon should run their own sensitivity analysis using current MAS interest-rate benchmarks before committing.
Yishun Sapphire offers a credible mid-life OCR option for north-region families prioritising amenity access, healthcare proximity and transport connectivity over central-district cachet. The development’s 99-year lease commenced in 1998, so the practical investment window narrows materially after 2058 as CPF rules taper. Forthcoming infrastructure — the North-South Corridor and the RTS Link — could provide measured connectivity upside, but timelines and rental impact remain uncertain and should not be priced in as guaranteed catalysts. Owner-occupiers with a defined 5–10 year horizon and a tolerance for ageing-stock maintenance cycles may find the value proposition reasonable; pure-yield investors should compare against fresher OCR launches and freehold alternatives. As always, prospective buyers should independently verify lease, MCST and transaction data via official sources.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 82 transactions analysed
- Rental data: 104 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 YISHUN SAPPHIRE
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 YISHUN SAPPHIRE against staying public? These HDB towns sit within walking or short-drive distance: