Yew Mei Green
Overview & Key Facts
Yew Mei Green is a 712-unit Executive Condominium along Choa Chu Kang North 6 in District 23, completed in 2000 by NTUC Choice Homes Co-operative Ltd and designed by Chao Tse Ann & Partners. Spread across four blocks rising up to 22 storeys on a generous 32,177 sqm site, it was one of the earliest large-scale EC projects built during the late-1990s government push to provide affordable private-style housing for the “sandwich class” — households earning too much for HDB but stretched by private condo prices. Having passed its 10-year mark long ago, Yew Mei Green is now fully privatised and trades on the open market without nationality or resale restrictions.
NTUC Choice Homes, the property arm of the NTUC co-operative, positioned Yew Mei Green squarely at practical family living. The units are large by today’s standards — 3-bedrooms start at 1,130 sqft, 4-bedrooms range from 1,292 to 1,593 sqft, and penthouses reach 2,088 sqft. These are sizes that new-launch developers in 2026 would label “premium” and price accordingly. The trade-off is age: at 26 years old, finishings show their era, and the 99-year lease from 1997 now has only about 70 years remaining — a number that will cross the psychologically and financially significant 60-year threshold within a decade.
What defines Yew Mei Green today is the tension between genuine livability — spacious layouts, mature landscaping, walkable MRT access, low maintenance fees — and the structural headwind of lease decay on an ageing OCR development. Understanding both sides honestly is essential for any buyer considering this estate.
Location & Connectivity
Yew Mei Green’s strongest locational asset is its proximity to Yew Tee MRT (NS5) on the North-South Line, approximately 550 metres or a 6–8 minute walk away. For a 26-year-old OCR development, walkable MRT access is a genuine differentiator — many newer condos in the western corridor cannot match this. Choa Chu Kang MRT/LRT interchange (NS4) is also reachable, about 1.3 km away, providing access to the Bukit Panjang LRT network and the upcoming Jurong Region Line connectivity in the broader area.
For drivers, the Kranji Expressway (KJE) and Bukit Timah Expressway (BKE) are both easily accessible, placing the CBD roughly 25 minutes away during off-peak hours. The Woodlands checkpoint to Johor is a 15-minute drive — a practical benefit for cross-border commuters and weekend shoppers that OCR west-side residents frequently cite.
Daily amenities are well served. Yew Tee Square and Yew Tee Point sit within 500 metres, offering a FairPrice supermarket, food court, clinics, and convenience stores. Lot One Shoppers’ Mall at Choa Chu Kang MRT provides a fuller retail experience about 1.4 km away. Schools are a particular strength: Yew Tee Primary is just 550 metres away (within 1 km priority enrolment), Regent Secondary at 670 metres, and Kranji Primary at under 500 metres. Families with school-age children will find the catchment hard to beat at this price point.
The neighbourhood is suburban and quiet — Choa Chu Kang North sits at the edge of the built-up area, with Sungei Kadut industrial zone to the north and the Kranji reservoir catchment beyond. There is a park opposite the development, and the wider area connects to the Choa Chu Kang Park Connector for cycling and jogging. This is not a vibrant urban neighbourhood; it is a family-oriented residential enclave where peace and space are the primary draws.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | primary | Within 1 km |
| Regent Secondary School | secondary | Within 1 km |
| Choa Chu Kang Primary School | primary | Within 1 km |
| Unity Primary School | primary | ~1.3 km |
| West Spring Primary School | primary | ~1.5 km |
| Kranji Primary School | primary | ~1.5 km |
| West Spring Secondary School | secondary | ~1.6 km |
Facilities
For a development of 712 units built in 2000, Yew Mei Green offers a respectable facilities roster that reflects its era’s design priorities — generous common spaces over boutique finishes. The centrepiece is a large swimming pool that residents consistently praise as one of the best features, complemented by a wading pool for children and a jacuzzi. Two full-size tennis courts, a putting green, a gymnasium, sauna, playground, two BBQ pits, and a clubhouse with function room, table tennis, karaoke room, and pool table round out the amenities. Basement and outdoor parking provide ample vehicle space.
“Great management, maintenance and security. Great swimming pool and very well-maintained tennis court and facilities. Nice environment with a park opposite and schools nearby.”
— Resident review via SingaporeExpats
The management and upkeep are frequently highlighted as standout positives. Multiple residents note that maintenance fees are among the lowest in the surrounding area, yet the grounds remain well-landscaped and clean. The exterior was recently repainted, and the common areas maintain a standard that belies the development’s age. That said, the facilities are functional rather than resort-grade — there is no 50-metre lap pool, no rooftop deck, no co-working space. Buyers accustomed to the amenity arms race of post-2015 condos should calibrate expectations accordingly. What Yew Mei Green delivers is reliable, well-maintained communal living at a very competitive running cost.
Unit Sizes & Layout
Yew Mei Green offers three main configurations across 39 floor plan variations: 3-bedroom units at approximately 1,130 sqft (105 sqm), 4-bedroom units ranging from 1,292 to 1,593 sqft (120–148 sqm), and penthouses at up to 2,088 sqft (194 sqm). By contemporary standards, these are exceptionally generous sizes. A 3-bedroom here at 1,130 sqft offers more usable space than many new-launch 4-bedroom units priced at double the quantum. The 4-bedroom layouts comfortably accommodate families of five or six, and the penthouses — with private roof gardens and panoramic views stretching to Johor — represent a lifestyle segment that is all but extinct in new EC launches.
The layouts reflect early-2000s design sensibilities: regular, boxy rooms with minimal wasted corridor space, separate kitchens (a feature many buyers now actively seek after a decade of open-kitchen trends), and practical utility areas. Higher-floor units in the 22-storey blocks enjoy open views, with some stacks commanding sightlines all the way to Johor Bahru and beyond. Lower-floor units face the typical trade-off of mature-estate living — tree-level greenery but limited horizon.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 82 | $887 | $1,125,536 |
| 4 BR | 26 | $932 | $1,399,688 |
| 5 BR | 1 | $644 | $1,380,000 |
Pricing & Market Position
Based on 109 recorded transactions, sale prices range from $808,000 to $1,800,000, averaging $1,193,264 (~$1,073 psf).
Rents range from $2,100 to $6,300 per month across 234 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 40.8% (from $748 to $1,053 psf).
Neighbourhood Comparison
The most relevant comparisons are with other privatised ECs and older condos in the Choa Chu Kang–Yew Tee corridor. The Rainforest EC (789 units, TOP 2015, 99yr from 2012) sits nearby with approximately 84 years remaining on its lease — 14 years more than Yew Mei Green — and trades at a premium of roughly $150–200 PSF higher. For buyers weighing lease length against quantum, The Rainforest offers a fresher lease but at a meaningfully higher absolute price. Mi Casa (388 units, TOP 2003, 99yr from 2000) in Choa Chu Kang Avenue 3 is a closer vintage comparison with about 73 years remaining, but its smaller scale means fewer facilities and a less established community feel.
The investment calculus for Yew Mei Green hinges entirely on time horizon and intended use. EdgeProp’s analysis of Yew Mei Green’s transaction history is instructive: of 700+ sales, 155 were unprofitable, with the vast majority of losses concentrated among those who sold within the first 5–6 years. Sellers who held for 15+ years have generally exited profitably, but the rate of appreciation has slowed notably as the lease shortens. Compared to newer ECs like Piermont Grand (99yr from 2019) or North Gaia (99yr from 2021), Yew Mei Green cannot compete on lease freshness or capital growth potential. Where it wins convincingly is on quantum — a 3-bedroom here costs roughly $1.1–1.3 million versus $1.5–1.8 million for comparable space in a younger development. For own-stay buyers who prioritise space per dollar over future resale optimisation, the value gap remains substantial.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| YEW MEI GREEN | 99 yrs lease commencing from 1997 | 2000 | 712 | $1,073 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates YEW MEI GREEN across multiple dimensions.
What Residents Say
“Great place, very well maintained. Wonderful ambience. Lowest maintenance per month in 5km area.”
— Resident review via SingaporeExpats
“Good environment and good management, huge swimming pool, suitable for family and investment, walking distance to Yew Tee MRT. Living area and rooms are spacious, pools are huge. Community areas are well maintained and breezy — not the typical condominium where space is all crammed up.”
— Owner review via PropertyGuru
“The exterior recently had a new paint job and is overall very well maintained by the management. The condo interior is modern and still looking good. However, the laminated wood flooring for bedrooms is easily damaged by water, which can cause uneven swelling if not well taken care of.”
— Resident review via EdgeProp
The consistent theme across review platforms is genuine satisfaction with the living environment, tempered by acknowledgement of the development’s age. Residents rate it 8.5/10 on SingaporeExpats — a strong score for a 26-year-old EC. The most frequently praised aspects are the spacious units, well-maintained grounds, large swimming pool, low maintenance fees, and proximity to Yew Tee MRT and schools. The management committee receives consistent praise for keeping the estate in condition that exceeds expectations for its vintage. Recurring negatives centre on ageing internal finishings (particularly the bedroom flooring), the suburban quietness that some find too isolated, and the absence of modern amenities like a co-working lounge or smart home features. Several long-term residents express genuine affection for the community atmosphere — a quality that large, mature estates often develop and that newer, transient-heavy condos rarely replicate.
Strengths & Weaknesses
- Walkable to Yew Tee MRT (NSL) in 6–8 minutes — rare for an ageing OCR development
- Exceptionally spacious units — 3-bedrooms from 1,130 sqft, 4-bedrooms up to 1,593 sqft
- Low maintenance fees — among the lowest in the 5 km surrounding area
- Strong 4.02% gross rental yield driven by MRT proximity and affordable rent levels
- 87/100 profitability score — majority of sellers have exited at a profit
- Well-maintained grounds, recently repainted exterior, praised management committee
- Excellent school proximity — Yew Tee Primary 550m, Regent Secondary 670m, Kranji Primary 430m
- Full condo facilities: large pool, 2 tennis courts, gym, sauna, clubhouse, putting green
- Fully privatised EC — no resale restrictions, open to all nationalities
- Penthouse units with private roof gardens and panoramic views to Johor
- Only ~70 years remaining on 99-year lease — will breach 60-year CPF threshold within a decade
- PSF trend declining: $1,071 → $1,053 in latest period, consistent with lease decay headwind
- 155 out of 700+ transactions have been unprofitable (EdgeProp analysis)
- En-bloc score of 35/100 — collective sale virtually impossible for 712 leasehold units
- 26-year-old finishings require renovation — budget $40K–$80K for comprehensive refresh
- Laminated wood bedroom flooring prone to water damage and swelling
- Suburban location — Choa Chu Kang North is quiet but isolated from urban amenities
- No modern amenities (co-working, smart home, lap pool) — facilities reflect year-2000 design
- Walkability score of 43/100 — car or bus needed for most errands beyond Yew Tee Square
Verdict
Yew Mei Green occupies a specific and increasingly narrow niche: it is one of the most affordable fully-privatised condominiums with walkable MRT access in Singapore’s western corridor. At a median price of approximately $1,180,000 and a PSF around $1,072, entry quantum is meaningfully below what any new launch in District 23 can offer. The 4.02% gross rental yield is strong — among the highest in the district — reflecting steady rental demand driven by the Yew Tee MRT catchment and affordable rent levels that attract a broad tenant base. The 87/100 profitability score confirms that the majority of sellers have exited at a profit, a track record that few ageing ECs can match.
The honest challenge — and it is a significant one — is the lease. With only 70 years remaining and the 60-year CPF restriction threshold approaching within a decade, the structural headwind of lease decay is real and measurable. EdgeProp’s analysis highlights that Yew Mei Green’s PSF growth has lagged behind younger ECs islandwide, and 155 out of 700+ transactions have been unprofitable — most concentrated among early sellers, but the pattern signals that capital appreciation is slowing. The latest PSF data shows a decline from $1,071 to $1,053, consistent with this trajectory. The en-bloc score of 35/100 reflects the practical impossibility of a collective sale for a 712-unit leasehold development with limited remaining lease.
For owner-occupiers who plan to live here for 10–15 years, the value proposition remains compelling. You get 1,130+ sqft of living space, walkable MRT, excellent schools, and well-maintained facilities for roughly half the price of a comparable new-launch unit. The low maintenance fees and strong management add tangible daily value. For investors, the 4.02% yield provides cash flow, but capital gains expectations should be modest — this is a yield play, not a growth play. For buyers with a 20+ year horizon or those concerned about eventual exit liquidity, the lease mathematics demand serious consideration. The next buyer in 2036 will be looking at a 60-year lease in a market that increasingly penalises sub-60-year properties.