Side-by-Side Comparison
| Metric | District 18 — Tampines/Pasir Ris | District 27 — Yishun/Sembawang |
|---|---|---|
| Condo Count | 49 | 58 |
| Avg PSF | $1,222 psf | $1,191 psf |
| Median Price | $1,318,633 | $1,331,263 |
| Transaction Volume | 10,114 | 5,993 |
| Avg Walkability | 48.7/100 | 48.4/100 |
| Avg Investment Score | 56.3/100 | 58.8/100 |
| Avg TOP Year | 2011 | 2012 |
| Avg Gross Yield | 2.9% | 3.0% |
Price Analysis
District 27 — Yishun/Sembawang is the more affordable option, with an average PSF that is $31 psf (2.6%) lower than District 18 — Tampines/Pasir Ris.
In terms of median transaction price, District 18 — Tampines/Pasir Ris also offers a lower entry point at $1,318,633 compared to $1,331,263.
Lifestyle & Accessibility
District 18 — Tampines/Pasir Ris scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 27 — Yishun/Sembawang wins on price. District 18 — Tampines/Pasir Ris wins on walkability. District 27 — Yishun/Sembawang wins on investment score. District 27 — Yishun/Sembawang wins on rental yield.
Investment Potential
District 27 — Yishun/Sembawang has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 27 — Yishun/Sembawang delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 18 — Tampines/Pasir Ris
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| TREASURE AT TAMPINES | $1,584 psf | 1,157 | 2,203 | 99-year leasehold |
| PARKTOWN RESIDENCE | $2,369 psf | 1,127 | 1,193 | 99 yrs lease commencing from 2023 |
| AURELLE OF TAMPINES | $1,769 psf | 760 | 760 | 99 yrs lease commencing from 2024 |
| TENET | $1,384 psf | 615 | 618 | 99 yrs lease commencing from 2021 |
| PASIR RIS 8 | $1,678 psf | 533 | 487 | 99 yrs lease commencing from 2021 |
Top 5 Condos in District 27 — Yishun/Sembawang
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| NORTH GAIA | $1,312 psf | 615 | 616 | 99 yrs lease commencing from 2021 |
| THE WATERGARDENS AT CANBERRA | $1,487 psf | 511 | 448 | 99 yrs lease commencing from 2020 |
| PROVENCE RESIDENCE | $1,182 psf | 413 | 413 | 99 yrs lease commencing from 2020 |
| CANBERRA CRESCENT RESIDENCES | $1,988 psf | 317 | 376 | 99 yrs lease commencing from 2024 |
| THE VISIONAIRE | $1,363 psf | 277 | 632 | 99 yrs lease commencing from 2015 |
Final Verdict
District 18 — Tampines/Pasir Ris
Pros & Cons
✓ Strengths
- Better walkability score (48.7/100)
✗ Considerations
- Higher average PSF ($1,222 psf)
- Lower average investment score (56.3)
- Lower gross rental yield (2.9%)
- Fewer condos available (49 developments)
- Older average stock (avg TOP 2011)
District 27 — Yishun/Sembawang
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,191 psf)
- Higher average investment score (58.8)
- Higher gross rental yield (3.0%)
- More condos to choose from (58 developments)
- Newer average stock (avg TOP 2012)
✗ Considerations
- Lower walkability score (48.4/100)
Frequently Asked Questions
Which is more affordable, District 18 — Tampines/Pasir Ris or District 27 — Yishun/Sembawang?
Is District 18 — Tampines/Pasir Ris or District 27 — Yishun/Sembawang better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.