Yewtee Residences
Overview & Key Facts
Yew Tee Residences is a 139-unit, 99-year leasehold condominium at Choa Chu Kang North 6 in District 23 (OCR), with its lease commencing from 2006. The development is one of Singapore’s most transit-integrated suburban condominiums: Yew Tee MRT (NS5) on the North South Line sits just 110 metres from the main entrance — a genuinely pedestrian-seconds connection rather than the 5–10 minute walk quoted by most other developments that claim “MRT proximity.” Yew Tee Primary School, one of the most sought-after primary schools in the north-west, is approximately 40 metres away, making this one of the rare Singapore condominiums where both the MRT station and a popular school are effectively part of the same campus cluster.
The development comprises 139 units across a single site at the heart of the Yew Tee neighbourhood. With a median transacted price of $1,338,000 and an average PSF of $1,298 over the past 12 months, Yew Tee Residences is positioned as an affordable leasehold entry point into the MRT-adjacent D23 market. This pricing reflects the 99-year leasehold title (commencing 2006, giving approximately 79 years remaining) rather than any fundamental locational disadvantage — the MRT and school connectivity is, objectively, superior to many freehold D23 peers that command significantly higher asking prices. The ShiokNest investment score of 64/100 affirms that the MRT adjacency premium provides a meaningful structural floor for both resale and rental demand.
District 23 covers the Bukit Panjang and Choa Chu Kang planning areas — a predominantly HDB-heavy, family-oriented zone in Singapore’s north-west. Within this district, Yew Tee Residences occupies a particularly advantageous sub-location: the Yew Tee MRT interchange between Choa Chu Kang (NS4/BP1) and Kranji (NS7) on the North South Line, with Choa Chu Kang MRT (which also serves the Bukit Panjang LRT) a 1.3 km walk away. For a leasehold OCR condo at a median quantum just above $1.3M, the combination of 110m MRT access, 40m school proximity, and a walkable retail node at Yew Tee Point mall makes Yew Tee Residences one of D23’s most coherent value propositions for families prioritising commute efficiency over the prestige of a freehold title.
PSF appreciation has been meaningful: from $1,023 per sqft in year 1 to $1,377 per sqft in year 4, representing a 34.6% gain over four years before a modest year-5 dip to $1,218 PSF. With 21 sales and 87 rental transactions recorded, the development maintains a respectable level of transactional liquidity for a 139-unit leasehold building, and a gross yield of 3.59% — above the CCR freehold average — reflects both the accessible price point and strong tenant demand from commuter families who value the MRT adjacency as much as owner-occupiers do.
Location & Connectivity
Yew Tee Residences sits at Choa Chu Kang North 6, a residential address that is defined above all else by its proximity to Yew Tee MRT (NS5). At 110 metres from the main entrance, the station is closer than most residents’ walk from their lift lobby to the car park. This is not marketing language: the MRT station, the retail podium at Yew Tee Point, and Yew Tee Primary School form a contiguous cluster around the development that effectively constitutes a self-contained transit-oriented node within the broader Choa Chu Kang planning area.
The North South Line (NSL) at Yew Tee provides direct, no-transfer access to Choa Chu Kang (one stop, also serving the Bukit Panjang LRT), Kranji (two stops north), and southbound through Bukit Gombak, Bukit Batok, and Jurong East toward the Orchard and City Hall corridor. Jurong East, Singapore’s largest suburban commercial hub and the anchor of the Jurong Lake District masterplan, is six stops south — a 15–18 minute train ride without transfer. For residents whose workplaces are in the Jurong employment cluster or along the NSL corridor through to the CBD, the 110m walk to Yew Tee MRT makes the commute among the most frictionless available in any OCR condominium in Singapore.
The walkability score of 45/100 is, however, a meaningful counterpoint. While MRT access is exceptional, the retail and F&B ecosystem within walking distance is limited to Yew Tee Point mall as the primary node. Yew Tee Point provides a FairPrice supermarket, food court, and basic retail services, but does not offer the restaurant variety and lifestyle retail density of nodes like Bukit Timah Plaza, Junction 8, or Causeway Point. Residents who place high value on dining and lifestyle variety will need to travel by MRT to Choa Chu Kang (Lot One Shoppers’ Mall), Woodlands, or southward toward Jurong.
The immediate neighbourhood is characterised by the surrounding HDB estates of Yew Tee and Choa Chu Kang, which create a stable, family-oriented community environment. Choa Chu Kang Polyclinic and Ng Teng Fong General Hospital (accessible via the NSL at Jurong East) provide the primary medical infrastructure. The area is largely free of industrial or expressway noise pollution: the Kranji Expressway (KJE) passes north of the Yew Tee area but does not materially affect the residential micro-environment at Choa Chu Kang North 6. The net locational picture is a high-connectivity, school-friendly, family-oriented suburban address with a MRT connection that would be the envy of many condominiums carrying twice the price tag.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yew Tee Primary School | primary | Within 1 km |
| Choa Chu Kang Primary School | primary | Within 1 km |
| Kranji Primary School | primary | Within 1 km |
| Regent Secondary School | secondary | ~1.2 km |
| Unity Primary School | primary | ~1.8 km |
Facilities
As a 139-unit residential development, Yew Tee Residences provides a standard condominium facilities package appropriate to its scale and OCR leasehold positioning. Residents have access to a swimming pool, gymnasium, BBQ pavilions, and landscaped communal grounds. The facilities are functional and well-maintained but are not positioned as the headline draw of the development — that role is firmly held by the 110m MRT access and the school proximity, which are the structural competitive advantages that differentiate Yew Tee Residences within the D23 leasehold segment.
The pool and gym serve the practical exercise needs of the resident community without the resort-scale aquatic deck or multi-court sports facilities found in larger 300–500 unit developments. For a 139-unit building, this is entirely appropriate: the MCST maintenance budget is proportionate to the unit count, and residents benefit from low-crowd facilities during off-peak hours. A 139-unit development sharing a pool means residents effectively enjoy semi-private pool access on most mornings and evenings, a lived-experience advantage that larger developments struggle to replicate when 400+ units share the same facility.
The development is situated within the established Yew Tee transit node, which means external amenities — Yew Tee Point’s food court, FairPrice supermarket, and retail services — are accessible in under two minutes on foot. This external amenity proximity partially offsets the limited internal lifestyle facilities: residents do not need an internal café or restaurant because the food court and commercial units at Yew Tee Point are closer than the equivalent walk in most larger-campus developments. The key facilities gap for residents accustomed to resort-format condominiums will be the absence of a tennis court, a children’s splash pool, or a multi-purpose function hall. For families with young children, the 40m proximity to a primary school and the MRT access will typically rank above the facilities list in the purchase decision.
Unit Sizes & Layout
Yew Tee Residences’ 139 units are distributed across apartment configurations that cater to the family-oriented, transit-prioritising buyer profile that the development’s location most naturally attracts. The building was completed under a 99-year leasehold title commencing from 2006, giving remaining tenure of approximately 79 years as of 2025 — a figure that is sufficient for most first-generation owner-occupiers but begins to attract lease-decay pricing considerations for buyers planning to resell in 10–15 years, when remaining tenure will drop to the 65–70 year range where bank financing restrictions (80-year mortgage cutoff) start to constrain the buyer pool.
At a median transacted price of $1,338,000 and an average PSF of $1,298, Yew Tee Residences sits meaningfully below the competing D23 leasehold cohort on a PSF basis: Sol Acres ($1,380 PSF, 1,327 units), Midwood ($1,729 PSF, 564 units), Lumina Grand ($1,514 PSF, 512 units), Dairy Farm Residences ($1,659 PSF, 460 units), and The Botany at Dairy Farm ($2,053 PSF, 386 units) all transact above Yew Tee Residences. The PSF discount to peers is primarily explained by the leasehold vintage (2006 vs. 2014–2022 for most competitors) and the resulting shorter remaining tenure, rather than any inferiority in location connectivity — where Yew Tee Residences’ 110m MRT access objectively outperforms every competing development listed.
PSF appreciation has been substantial for a mid-vintage leasehold: from $1,023 per sqft in year 1 to a peak of $1,377 per sqft in year 4, the development delivered 34.6% PSF growth over four years. The year-5 moderation to $1,218 PSF reflects the broader D23 market cooling cycle rather than development-specific fundamentals, and the investment score of 64/100 affirms that the MRT adjacency provides a structural demand floor that insulates the development from the steeper declines seen in less accessible D23 leasehold buildings. Gross yield of 3.59% — based on an average monthly rent of $3,884 against median transaction prices — is above the average for OCR condominiums and reflects the strong tenant demand from commuter families who value the Yew Tee MRT connection.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,183 | $1,000,000 |
| 3 BR | 12 | $1,053 | $1,256,833 |
| 4 BR | 7 | $1,076 | $1,614,413 |
Pricing & Market Position
Based on 21 recorded transactions, sale prices range from $898,000 to $2,000,888, averaging $1,351,566 (~$1,298 psf).
Rents range from $2,300 to $5,600 per month across 91 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 35.1% (from $901 to $1,218 psf).
Neighbourhood Comparison
Sol Acres (2014 TOP, 1,327 units, 99-year leasehold, ~$1,380 PSF) is the closest direct comparator by vintage, tenure, and district. Sol Acres’ enormous scale provides resort-style facilities — multiple pools, tennis courts, function rooms — that Yew Tee Residences cannot match. However, Sol Acres sits at Choa Chu Kang Way, several minutes’ walk from Choa Chu Kang MRT (NS4) rather than 110m from a station. At only $82 PSF above Yew Tee Residences’ average, Sol Acres is the most direct value comparison: buyers who prioritise resort facilities and larger-development community amenities will find Sol Acres a better fit, while buyers who treat MRT proximity as their primary criterion should favour Yew Tee Residences.
Midwood (2018 vintage, 564 units, ~$1,729 PSF) and Lumina Grand (2022 vintage, 512 units, ~$1,514 PSF) represent the newer-vintage tier of D23 leasehold. Both carry meaningful PSF premiums of $216–$431 PSF above Yew Tee Residences and offer updated specifications with longer remaining leases (75–96 years remaining). Midwood at Hillview occupies the Hillview MRT (DT3) catchment on the Downtown Line; Lumina Grand is at Bukit Batok West, near Tengah. Neither can match Yew Tee Residences’ 110m MRT proximity. The PSF premium for Midwood and Lumina Grand is partially justified by longer remaining leases and newer specifications; buyers who place the highest weight on lease duration and contemporary finishings should pay the vintage premium, while those for whom MRT proximity and school adjacency outweigh finishings vintage should find Yew Tee Residences compelling at its current pricing.
Dairy Farm Residences ($1,659 PSF, 460 units, 2018 vintage) and The Botany at Dairy Farm ($2,053 PSF, 386 units, 2022 vintage) occupy the Dairy Farm precinct near Hillview and Beauty World, with access to the Bukit Timah nature corridor and the Hillview MRT (DT3) on the Downtown Line. The Botany at Dairy Farm’s $2,053 PSF — a $755 premium above Yew Tee Residences — reflects the combination of nature-adjacency lifestyle premium, newer vintage, and the Downtown Line’s direct access to the CBD via the DTL. Buyers prioritising nature access, lifestyle aesthetics, and a Downtown Line commute should pay this premium; buyers for whom the North South Line corridor and school proximity take precedence will find it difficult to justify the $755 PSF gap versus Yew Tee Residences’ superior MRT immediacy.
Across the five comparators, Yew Tee Residences occupies a distinctive niche: it is the only development in the D23 leasehold cohort offering sub-200m MRT access, and the only one with a primary school at 40 metres. These two structural advantages — which cannot be replicated by a newer development elsewhere in the district — provide a defensible rationale for buyers who can accept the vintage and remaining tenure trade-offs. The development is not competing on specifications or lifestyle amenity; it is competing on transit-integrated convenience at an OCR entry quantum, and on that dimension it leads the D23 field.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| YEWTEE RESIDENCES | 99 yrs lease commencing from 2006 | — | 139 | $1,298 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates YEWTEE RESIDENCES across multiple dimensions.
What Residents Say
“We bought specifically for Yew Tee Primary — the school is literally across the path from our block. Our daughter walks to school in under a minute and we walk to the MRT in two minutes. For a family with young kids, this location is hard to beat at this price.”
— Owner review via PropertyGuru
“The MRT connection at 110 metres is genuinely that close — not a developer exaggeration. I commute to Raffles Place every day and the door-to-door time is under 45 minutes, which is better than colleagues who live in CCR condos further from the station.”
— Tenant review via 99.co
“The pool is never crowded. We have 139 units in the development and the morning swim is basically private — two or three people at most. It is a simple facilities setup but everything is maintained well and the management is responsive.”
— Resident review via SRX
“Yew Tee Point is a two-minute walk for daily groceries and the food court. It is not the most exciting mall but for everyday needs it is completely sufficient. We take the MRT to Lot One or Jurong East for anything else.”
— Owner review via EdgeProp
The resident sentiment pattern for Yew Tee Residences is highly consistent across platforms: the MRT adjacency and school proximity are the universally cited reasons for purchase or tenancy, and residents consistently confirm that the 110m MRT figure is accurate rather than optimistic. The limited retail and dining variety within walking distance is the most commonly noted limitation, but residents contextualise it as a known trade-off — acceptable given that Yew Tee MRT provides efficient access to better-provisioned retail nodes at Choa Chu Kang (Lot One), Woodlands, and Jurong East within a single MRT line. Facilities feedback is consistently positive on the uncrowded pool and gym, which residents regard as a practical daily benefit rather than a luxury amenity. The leasehold vintage is rarely raised as a concern by current residents, though secondary-market buyers and agents note it as a resale consideration.
Strengths & Weaknesses
- Yew Tee MRT (NS5) is 110m away -- the shortest MRT walk of any leasehold condo in D23
- Yew Tee Primary School 40m away -- residents are in the highest-priority P1 balloting zone
- Median entry price $1,338,000 -- the most affordable MRT-adjacent leasehold quantum in the district
- Gross yield 3.59% -- above OCR leasehold average, reflecting strong commuter-family rental demand
- PSF appreciated 34.6% from $1,023 to $1,377 over four years -- meaningful leasehold capital gain
- Investment score 64/100 -- MRT adjacency creates a structural demand floor for resale and rentals
- Choa Chu Kang Primary (580m) and Kranji Primary (950m) extend school catchment for larger families
- Yew Tee Point mall and food court under 2 minutes on foot -- daily essentials without a car
- 139 units share pool and gym -- facilities are effectively uncrowded on most mornings and evenings
- NSL direct to Jurong East (6 stops, ~15 min) and CBD corridor without line transfer
- Leasehold 99-year from 2006 -- approximately 79 years remaining; lease decay will accelerate past 70-year mark
- Walkability score only 45/100 -- limited F&B and lifestyle retail within walking distance beyond Yew Tee Point
- En-bloc score 35/100 -- collective sale exit is unlikely given mid-lease position and site configuration
- No developer name listed -- marketing heritage and brand credibility cannot be assessed against a named track record
- Facilities are basic pool, gym, and BBQ only -- no tennis court, clubhouse, or multi-pool aquatic deck
- PSF $1,298 lags newer D23 peers by $82--$755 PSF -- vintage discount may widen as newer stock enters the market
- Choa Chu Kang North 6 address is not a prestige address -- buyers seeking aspirational street names should look elsewhere
- Resale buyer pool will narrow when remaining tenure falls below 65 years (~2071) due to CPF and financing restrictions
- ShiokNest score 40/100 reflects the combined drag of low walkability, lease decay, and limited en-bloc optionality
Verdict
Yew Tee Residences delivers a clear and defensible value proposition: unmatched MRT proximity in the D23 leasehold market, genuine school adjacency for families targeting Yew Tee Primary, and a median entry quantum of $1,338,000 that is materially below every comparable new-build in the district. The investment score of 64/100 is the highest meaningful signal here — reflecting the fact that the 110m walk to Yew Tee MRT creates a structural demand floor for both owner-occupier resales and rental renewals that is not replicable by competing developments without equivalent transit integration.
The trade-offs are equally clear and should not be minimised. The leasehold title commencing 2006 means buyers in 2026 are acquiring approximately 79 years of remaining tenure on a title that will increasingly face lease-decay pricing pressure as it approaches the 70-year and 60-year thresholds. The walkability score of 45/100 confirms that the retail and lifestyle ecosystem within walking distance is limited — Yew Tee Point serves basic daily needs but does not provide the dining variety or lifestyle options that D23 condominiums at Dairy Farm or Hillview can access from their catchments. The en-bloc score of 35/100 indicates that collective sale prospects are limited at this tenure and site configuration, ruling out the en-bloc exit story that sometimes supports D23 leasehold pricing.
Against the five competing D23 developments, Yew Tee Residences’ PSF discount of $82–$755 PSF relative to peers is the starkest evidence that the market has priced in both the lease vintage and the limited lifestyle walkability. A buyer choosing Yew Tee Residences over Sol Acres ($1,380 PSF, 2014 vintage, 1,327 units) is essentially paying for MRT proximity — 110m vs. several minutes’ walk — at a lower PSF, with the acceptance that leasehold tenure is shorter and that scale-of-facilities advantages tilt toward Sol Acres. Against Midwood ($1,729 PSF, 2018 vintage) and Lumina Grand ($1,514 PSF, 2022 vintage), the PSF gap is large enough to accommodate a meaningful MRT convenience premium and still leave Yew Tee Residences as the lower-cost acquisition.
Yew Tee Residences is the right answer for families who treat MRT access and school proximity as non-negotiable — accepting a leasehold vintage discount in exchange for a transit-integrated address that no new-build in D23 can replicate at a comparable quantum.
The ideal buyer is a family with school-age children who plan a 7–12 year owner-occupier hold, values the Yew Tee MRT for daily commuting, and is comfortable with a 99-year leasehold title at 79 years remaining. The ideal tenant profile is a commuter family or working couple whose employment is on the NSL corridor — including the Jurong Lake District and CBD — and who values the ability to walk to the MRT in under two minutes. Both profiles are well served. Pure capital appreciation investors and lifestyle buyers seeking walkable dining variety should evaluate newer-vintage and higher-walkability D23 alternatives.