The Wisteria
Overview & Key Facts
The Wisteria is a 216-unit condominium along Yishun Ring Road in District 27 — deep in Singapore’s northern heartland. Completed in 2018 under a 99-year lease commencing 2015, it was developed by NS Wing Properties (a consortium of Singhaiyi Group and Wee Hur Holdings) and designed by Surbana Jurong. At roughly 88 years remaining on the lease as of 2026, financing remains fully accessible.
With an average transacted price around S$1,049,990 and a PSF of approximately S$1,403, The Wisteria occupies a genuine “entry-level private condo” niche in a market where the million-dollar threshold increasingly buys less and less. For buyers priced out of newer OCR launches in the north, it offers a relatively recent build at a meaningful discount to neighbours like North Gaia and Watergardens at Canberra.
The development comprises four 16-storey residential blocks arranged around a central landscaped courtyard. Unit sizes range from 1-bedroom (474 sqft) to 4-bedroom (1,259 sqft), with the bulk of transactions concentrated in the 2- and 3-bedroom configurations that appeal to young families and HDB upgraders. The 216-unit count keeps the development intimate — a contrast to the mega-condos that dominate much of the Yishun-Sembawang corridor.
Location & Connectivity
The Wisteria sits along Yishun Ring Road, a residential stretch that connects into the broader Yishun-Khatib neighbourhood. The nearest MRT is Khatib station on the North-South Line, approximately 920 metres away — technically within a 12-minute walk, though Singapore’s heat and humidity make this borderline comfortable for a daily commute. Yishun MRT is 1.38 km further out, making the development functionally a one-MRT-option location.
For drivers, the SLE (Seletar Expressway) provides reasonable access to the rest of Singapore, though the northern location means CBD commutes of 30–40 minutes are typical during peak hours. The CTE connection via SLE is the primary route into the city centre.
Daily conveniences centre on the Yishun ecosystem. Northpoint City — one of the largest suburban malls in the north — is accessible via Yishun MRT or a short drive, offering NTUC FairPrice, cinema, food court, and a wide retail mix. Closer to home, the immediate Yishun Ring Road vicinity has neighbourhood shops and coffee shops within walking distance.
“Location-wise, Khatib MRT is a walk away, and Yishun has everything you need — Northpoint City, wet market, hawker centres. It’s not glamorous, but it’s very liveable.”
— Resident perspective via PropertyGuru
Schools & Education
| School | Type | Distance |
|---|---|---|
| Yishun Secondary School | secondary | Within 1 km |
| Yishun Innova Junior College | jc | ~1.2 km |
| Wellington Primary School | primary | ~1.2 km |
| Chung Cheng High School (Yishun) | secondary | ~1.2 km |
| Yishun Town Secondary School | secondary | ~1.2 km |
| Yishun Primary School | primary | ~1.2 km |
| XCL World Academy | international | ~1.2 km |
| North View Primary School | primary | ~1.8 km |
Facilities
For a 216-unit development, The Wisteria delivers a reasonable but not exceptional facilities set. The centrepiece is a 50-metre lap pool flanked by a children’s wading pool, with a pool deck that benefits from the courtyard layout. A gymnasium, function room, BBQ pavilions, playground, and a landscaped garden with jogging path round out the communal amenities.
The development’s compact footprint means facilities are accessible from every block within a short walk, and the courtyard orientation creates a sense of enclosure that filters out street noise. However, buyers coming from larger developments or expecting resort-style amenities will find the offering modest — there is no tennis court, no clubhouse with function rooms of scale, and no dedicated sports facilities beyond the gym and pool.
Maintenance fees remain competitive for the area, which is a direct benefit of the smaller unit count. The MCST manages the development with a lean approach that keeps quarterly fees below most comparable 200+ unit developments in the Yishun-Sembawang corridor.
Unit Sizes & Layout
Unit layouts at The Wisteria are functional and efficient, though not spacious by older-build standards. The 2-bedroom units (around 657–689 sqft) and 3-bedroom units (around 893–1,012 sqft) represent the most transacted configurations. Layouts are generally well-proportioned with usable balconies and minimal wasted corridor space — a credit to the Surbana Jurong design.
Higher-floor units enjoy unobstructed views toward the Yishun-Nee Soon greenery and the Lower Seletar Reservoir area, which is a genuine draw for nature-oriented buyers. Lower floors face the typical trade-off of reduced views but also less wind exposure and faster lift access.
Finishings are mid-market, consistent with the development’s positioning. Bathroom fittings and kitchen cabinetry are serviceable but not premium. Most resale units on the market show some degree of owner renovation, particularly in the kitchen and master bathroom — suggesting buyers should factor in a modest renovation budget.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 9 | $1,475 | $650,988 |
| 1 BR | 22 | $1,333 | $792,609 |
| 2 BR | 23 | $1,294 | $1,010,425 |
| 3 BR | 38 | $1,267 | $1,317,447 |
Pricing & Market Position
Based on 92 recorded transactions, sale prices range from $568,000 to $1,700,000, averaging $1,049,990 (~$1,406 psf).
Rents range from $1,600 to $5,700 per month across 247 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 11.2% (from $1,198 to $1,332 psf).
Neighbourhood Comparison
The competitive landscape in the Yishun-Canberra-Sembawang corridor is increasingly crowded. North Gaia (S$1,312 psf) offers a newer lease and EC pricing advantages but is not yet TOP. Watergardens at Canberra (S$1,487 psf) commands a premium for its Canberra MRT adjacency and larger site. Provence Residence (S$1,182 psf) is the value alternative as an EC, though MOP restrictions limit flexibility.
The outlier is Canberra Crescent at S$1,988 psf — a significant step up reflecting newer build and superior MRT proximity. The Visionaire (S$1,363 psf) is the closest comparable by price, vintage, and positioning — both are 2018-era OCR condos near Canberra/Khatib MRT stations with similar unit mixes and target demographics.
The Wisteria’s advantage over these competitors is pure quantum accessibility. At S$1,049,990 average price, it offers the lowest absolute entry point among private condos in the corridor, which matters significantly for TDSR-constrained buyers. The trade-off is a less prestigious address and fewer facilities than the newer, larger developments.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE WISTERIA | 99 yrs lease commencing from 2015 | — | 216 | $1,406 |
| NORTH GAIA | 99 yrs lease commencing from 2021 | 2022 | 616 | $1,312 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 2021 | 448 | $1,491 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 2021 | 413 | $1,182 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 2025 | 376 | $1,989 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | — | 632 | $1,366 |
ShiokNest Scores
Our proprietary scoring system evaluates THE WISTERIA across multiple dimensions.
What Residents Say
“We moved from a 4-room HDB in Yishun. The upgrade feels significant — the pool, the security, the overall feel is a big step up. It’s not a luxury condo, but for the price we paid, we’re happy with what we got.”
— Owner review via PropertyGuru
“Quiet development, not too many units so the pool is never crowded. Walk to Khatib MRT is doable but not fun in the rain. We usually drive.”
— Resident perspective via 99.co
“Good rental demand in this area. We bought as an investment and have had no trouble finding tenants. Yield is decent compared to what you get further south.”
— Investor owner via EdgeProp
The resident profile skews toward young Singaporean families and HDB upgraders, with a meaningful proportion of investor-owned units in the rental pool. The 239 rental transactions and S$2,981 average rent signal a healthy and active tenant market, consistent with Khatib’s proximity to Yishun Industrial Park and Sembawang Shipyard employment clusters. Resident feedback is generally positive but measured — owners appreciate the value proposition while acknowledging the development’s limitations in facilities and location prestige.
Strengths & Weaknesses
- Sub-S$1.1M average quantum — genuine entry-level private condo pricing
- Healthy 3.4% rental yield with 239 rental transactions — proven tenant demand
- Khatib MRT within 920m — borderline walkable, functional for commuters
- Compact 216-unit development — less crowded pool and facilities
- Efficient unit layouts with good privacy separation (dumbbell design)
- Higher-floor views toward Nee Soon greenery and Lower Seletar Reservoir
- Competitive maintenance fees for the Yishun-Sembawang corridor
- Relatively recent 2018 build — modern finishings still serviceable
- 88 years remaining on lease — full financing accessibility
- Strong nearby amenities via Northpoint City and Yishun town centre
- Year-5 PSF dip ($1,405 → $1,332) — post-TOP appreciation wave may have peaked
- Khatib MRT at 920m is borderline — uncomfortable walk in heat or rain
- Facilities modest for the price bracket — no tennis court, limited function rooms
- District 27 address carries less resale cachet than D19/D20 alternatives
- Mid-market finishings — expect renovation spend on resale units
- Limited capital appreciation upside in a saturated OCR north corridor
- No direct sheltered path to MRT — exposed walk along Yishun Ring Road
- Profit score of 54 reflects moderate capital gain potential
Verdict
The Wisteria is best understood as an honest, no-frills entry into private condominium living in the north. At around S$1,049,990 average quantum — with a PSF of S$1,403 — it sits squarely in the sweet spot for HDB upgraders seeking private ownership without stretching into the S$1.3–1.5M range that newer launches in Canberra and Sembawang demand. The Investment score of 71 is respectable, driven largely by a healthy rental yield of 3.4% and 239 rental transactions signalling genuine tenant demand.
The five-year PSF trajectory tells an instructive story: S$1,252 → S$1,362 → S$1,372 → S$1,405 → S$1,332. Four years of steady growth followed by a year-five dip suggests the initial post-TOP appreciation wave has moderated. This is not unusual for OCR condos entering their seventh or eighth year — but it tempers expectations for continued capital growth at the same rate. Buyers should approach The Wisteria as a yield-and-utility play rather than a capital appreciation bet.
The Khatib MRT proximity at 920 metres is borderline walkable — fine on a cool morning, uncomfortable in the afternoon heat with groceries. It is close enough to count as “near MRT” in most listings, but not close enough to command the premium that true MRT-adjacent developments enjoy. For MRT-dependent households, this gap will be felt daily.
For its target buyer — a young family or couple upgrading from an HDB flat, with at least one car, seeking a quiet northern location with functional amenities and reasonable commuting options — The Wisteria delivers solid value. The 88 years remaining on the lease provides comfortable runway for own-stay and eventual resale. It will not win awards for excitement, but it offers a practical, affordable foothold in private property ownership.