The Criterion

Overview & Key Facts

The Criterion is a 505-unit executive condominium jointly developed by City Developments Limited (CDL) and TID Pte Ltd (a Mitsui Fudosan & Hong Leong joint venture), situated along Yishun Street 51 in District 27. Completed in 2018 on a 99-year lease from 2014, the development comprises 10 blocks of 13 storeys with 57 facilities organised into six themed “Haus” zones — a distinctly CDL approach that packages amenities into branded experience clusters rather than a generic facility list.

The Criterion holds the distinction of being the first EC in Singapore equipped with Panasonic Air Conditioners featuring nanoe-G air purifying technology — a thoughtful innovation that reflects CDL’s track record for incorporating smart-home and wellness features ahead of the market. At a current average of $1,346 psf with a gross rental yield of 3.84% and median rent of $4,000, The Criterion represents one of the most affordable CDL-developed properties in Singapore, delivering the developer’s quality standards at an EC price point.

The primary challenge is connectivity. Khatib MRT is 1.42 km away — a 17–20 minute walk that is effectively not feasible for daily commuting. Yishun MRT is similarly distant. For a development targeting families who may need to commute to the central region, this transit gap is a meaningful daily inconvenience that must be weighed against The Criterion’s otherwise strong value proposition.

Location & Connectivity

The Criterion occupies a quiet residential pocket along Yishun Street 51, positioned between the established Yishun heartland to the west and the upcoming Chencharu estate to the east. The Chencharu transformation is a significant future catalyst — this new 20-hectare mixed-use estate will introduce housing, commercial, and community facilities to the area, potentially improving both connectivity and daily amenities for The Criterion’s residents within the next decade.

The Yishun neighbourhood offers adequate but not exceptional daily amenities. Northpoint City, Singapore’s largest suburban shopping mall in the north, is approximately 2.5 km away (a short drive), providing comprehensive retail, dining, and cinema options. Junction 9 and Wisteria Mall offer closer alternatives. For recreation, the nearby Lower Seletar Reservoir provides scenic jogging and cycling paths, and the Springleaf Nature Park offers nature walks.

The school catchment is a weakness for an EC. No primary school falls within the 1 km priority-enrolment radius — the nearest is Yishun Secondary (1.1 km) and Wellington Primary (1.44 km). This is a notable consideration for families with primary-school-age children, as the lack of a 1 km school option removes a key advantage that ECs in other locations (like The Vales with its Nan Chiau Primary proximity) provide.

Schools & Education

Facilities

CDL’s facility design for The Criterion organises 57 amenities into six themed “Haus” zones, each with a distinct character. Club Haus anchors the social hub with function rooms, a reading room, and entertainment spaces. Spa Haus delivers wellness amenities including a hydrotherapy pool, steam room, and relaxation area. Canoe Haus centres on the 50-metre lap pool — an impressive aquatic feature for a 505-unit EC, complemented by a children’s pool and leisure pool. Green Haus provides garden spaces and outdoor fitness equipment. Bike Haus offers cycling facilities and storage, while Play Haus caters to children with playgrounds and activity zones.

The tennis court and rooftop dining area add lifestyle amenities that elevate The Criterion above standard EC fare. CDL’s incorporation of electric solar-powered bicycles for resident use reflects the development’s green and sustainable ethos — a practical touch that reduces car dependence for short trips to nearby amenities.

“The 57 facilities are genuinely impressive for an EC — the six Haus zones give the estate a resort feel that you wouldn’t expect at this price point. The 50-metre pool is the highlight, and the Spa Haus is a nice touch after a long day. CDL quality is evident in the finishes and maintenance. The e-bikes are a fun practical feature for running errands at the nearby shops.”

— Owner-occupier, four-bedroom, since 2022 (PropertyGuru)

Maintenance standards reflect CDL’s reputation for quality estate management. The 505-unit scale means facilities are well-utilised without being overcrowded — a sweet spot that allows residents to enjoy the 57 amenities without the booking wars that plague mega-developments.

Unit Sizes & Layout

The Criterion offers two-bedroom to five-bedroom configurations, including three-bedroom and four-bedroom premium variants — a broader unit mix than most ECs, which typically start at three bedrooms. The inclusion of two-bedroom units is unusual for an EC and targets younger couples and small families who may not need the larger layouts. Unit sizes range from approximately 750 sqft (two-bedroom) to 1,550 sqft (five-bedroom), with the three- and four-bedroom configurations dominating the mix.

Layouts are functional with enclosed kitchens as standard — a practical advantage for Asian cooking. The premium variants offer slightly larger master bedrooms and enhanced bathroom fittings. The Panasonic nanoe-G air conditioning system is a genuine value-add for indoor air quality, particularly in a location close to nature areas where pollen and particulate matter can be a concern. Interior finishes are of good quality by EC standards, reflecting CDL’s commitment to delivering above-market specifications even at the EC price tier.

Pricing & Market Position

Across 239 recorded transactions (all-time), sale prices range from $680,000 to $2,120,000, averaging $1,266,400.

Over the last 12 months, transactions averaged $1,358 psf.

Rents range from $2,950 to $5,600 per month across 98 rental transactions. Current rental yield sits at approximately 3.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE CRITERION typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 40.9% (from $969 to $1,366 psf).

Neighbourhood Comparison

In the Yishun-Sembawang EC corridor, The Criterion ($1,346 psf, 99-year from 2014, ~87 years remaining) competes with two newer neighbours. North Gaia ($1,312 psf, 99-year from 2021, ~94 years remaining) trades at near-identical PSF with 7 additional years of lease and a Yishun Avenue 9 address, but lacks CDL’s build quality and the 57-facility Haus concept. Provence Residence ($1,182 psf, 99-year from 2020) is the budget option at a 12% PSF discount, offering a Sembawang Canberra address with slightly better MRT proximity (Canberra MRT 800 m) but standard facilities.

The Criterion’s competitive edge is CDL developer quality and the comprehensive 57-facility offering — a clear step above the standard EC amenity package. North Gaia counters with a longer lease, while Provence Residence wins on price and MRT access. For buyers who value build quality and lifestyle facilities above all else, The Criterion is the premium EC choice in the north. For those prioritising lease runway or MRT access, the competitors offer meaningful advantages.

Lease Decay Analysis

The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE CRITERION across multiple dimensions.

What Residents Say

“We chose The Criterion specifically because it’s a CDL development at EC pricing. The build quality is noticeably better than other ECs we viewed — the common areas, the finishes, the Panasonic air-con. The 57 facilities are great and the pool is Olympic-length. Our only regret is the MRT distance. We drive, so it’s fine, but when the car is in the workshop, the bus to Khatib MRT adds 15 minutes to everything.”

— Owner-occupier, four-bedroom premium, since 2021 (PLB Insights)

“Solid EC for the price. I rent out my three-bedder at $4,000 to a family who works in the north — they love the facilities and the reservoir views. Yield is close to 4% which is hard to beat for a CDL-built property. The location isn’t glamorous, but Yishun prices mean I got in low and the rental return is doing the heavy lifting.”

— Investor-owner, three-bedroom, since 2022 (99.co)

“Living here is peaceful and the reservoir views from our unit are calming. The Haus-themed facilities are well-maintained and the kids enjoy the Play Haus area. School is a bit of a logistical challenge — Wellington Primary is 1.4 km away, so we drive every morning. If there were a school within 1 km, this would be nearly perfect for families. The Chencharu development should help the area in the coming years.”

— Owner-occupier, three-bedroom premium, since 2020 (EdgeProp)

Strengths & Weaknesses

Verdict

The Criterion occupies an unusual position in the EC market: CDL’s developer quality and 57 themed facilities deliver a living experience well above the $1,346 psf price point, but the Yishun Street 51 location and 1.42 km MRT distance create a connectivity gap that limits both rental appeal and long-term appreciation potential. The 3.84% gross yield is strong and reflects genuine tenant demand — but tenants willing to accept the Yishun location and MRT distance are primarily budget-conscious families, which constrains rental growth.

The Chencharu estate development is the medium-term wildcard. If the new mixed-use precinct materialises as planned, it could bring improved amenities, bus connectivity, and potentially a feeder service to Khatib MRT. This would address The Criterion’s primary weakness and unlock appreciation potential. Without this catalyst, the development will likely track the broader Yishun market — stable but unspectacular.

For budget-conscious families who prioritise CDL build quality, resort-style facilities, and are comfortable with car-dependent living, The Criterion delivers exceptional value. The 87-year remaining lease provides comfortable runway, and the 3.84% yield cushions holding costs. Just ensure your daily commute doesn’t depend on MRT access — because at 1.42 km, Khatib station is a bus ride, not a walk.