Yishun Sapphire
Overview & Key Facts
Yishun Sapphire is a 380-unit condominium developed by Yishun Property Pte Ltd and designed by P & T Consultants Pte Ltd, located along Canberra Drive in Yishun, District 27. Completed in 2001 on a 99-year lease from 1998 (approximately 71 years remaining), the development comprises eight residential blocks rising to 16 storeys, set on a 22,392-square-metre site in the mature Yishun estate.
Yishun Sapphire belongs to the generation of private condominiums built in the northern suburbs during the late 1990s to serve a growing population of middle-class Singaporean families seeking private residential living at OCR price points. The development sits in the Canberra corridor of Yishun — an area that has benefited from the opening of Canberra MRT station in 2019, though the station is approximately 800 metres from the development rather than at its doorstep. The neighbourhood is quintessentially suburban: quiet, well-served by Yishun Central’s comprehensive amenities, and offering a pace of living that contrasts sharply with the intensity of city-centre districts.
At approximately $1,048 psf on average, Yishun Sapphire is firmly in the budget segment of Singapore’s private condo market. The 3.7% rental yield is respectable, reflecting the relatively low absolute purchase prices and steady rental demand from tenants who want private condo living in the north without paying city-fringe premiums. The lease position at 71 years is the development’s most pressing concern — already below the CPF 75-year threshold, which constrains financing options for prospective buyers.
Location & Connectivity
Yishun Sapphire is located in the Canberra section of Yishun, a mature northern town that has undergone significant rejuvenation over the past decade. The Yishun estate was among Singapore’s early planned new towns, and the infrastructure reflects decades of incremental improvement: comprehensive public transport, established schools, and a well-developed commercial centre at Yishun Central that serves as the daily anchor for the surrounding residential population.
Yishun Central is the neighbourhood’s commercial heart, hosting Northpoint City — the largest mall in northern Singapore with over 500 retail and F&B outlets, a cinema, and a rooftop community garden. The Yishun Integrated Transport Hub provides seamless MRT-to-bus transfers. Daily needs are well-served: supermarkets, hawker centres (Yishun Park Hawker Centre is one of the most popular in the north), medical clinics, a public library, and a polyclinic are all within the Yishun Central complex or a short drive away.
For families, the school catchment includes Yishun Primary School (700 m), Ahmad Ibrahim Primary School (734 m), Chongfu School (900 m), and Xishan Primary School (1 km). The area is well-served by secondary schools including Yishun Secondary, Yishun Town Secondary, and Ahmad Ibrahim Secondary. Sembawang Hot Spring Park and Lower Seletar Reservoir Park provide nature-oriented recreational options within a short drive.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | secondary | Within 1 km |
| Canberra Primary School | primary | Within 1 km |
| North View Primary School | primary | Within 1 km |
| Sembawang Primary School | primary | ~1.3 km |
| Sembawang Secondary School | secondary | ~1.4 km |
| XCL World Academy | international | ~1.5 km |
| Yishun Primary School | primary | ~1.5 km |
| Yishun Town Secondary School | secondary | ~1.5 km |
Facilities
Yishun Sapphire offers a standard complement of condominium facilities that covers the essentials without venturing into resort territory. Residents have access to a swimming pool and wading pool, tennis courts, a gymnasium, clubhouse with multi-purpose hall, sauna, barbecue area, jogging track, putting green, and a children’s playground. The 22,392 sqm site provides adequate common area and landscaping, with the mature tropical planting that 25 years of growth has established creating a reasonably pleasant estate environment.
“The pool is decent and rarely overcrowded, which is a nice change from the larger condos where you are always jostling for space. The gym has the basics — treadmills, weights, a couple of machines — nothing fancy but it gets the job done. The clubhouse multi-purpose hall is useful for family gatherings. Management keeps things clean and functional. It is not a resort, but for what we pay in maintenance, it is fair value.”
— Resident, three-bedroom unit, since 2019 (PropertyGuru)
The facilities standard is typical of early-2000s OCR developments: functional and well-maintained but not a headline feature. The gymnasium equipment is basic, the pool is standard rather than lap-length, and the common areas are practical rather than architecturally inspired. For residents whose lifestyle priorities centre on affordable, comfortable suburban living with access to essential amenities, Yishun Sapphire delivers adequately. For those expecting the themed gardens, infinity pools, and sky lounges of contemporary developments, it will feel dated. The MCST has maintained the common areas to a satisfactory standard, with cleanliness and security consistently noted as positives in resident feedback.
Unit Sizes & Layout
Yishun Sapphire offers three main unit types across its 380 apartments, with sizes ranging from approximately 958 sqft (two-bedroom) to 1,959 sqft (four-bedroom penthouse). The distribution includes two-bedroom units (958–1,356 sqft), three-bedroom units (1,152–1,518 sqft), and four-bedroom units (1,324–1,819 sqft), with penthouse variants available on higher floors. By modern standards, these are generous proportions — particularly the three-bedroom units, which at 1,200+ sqft provide genuine family-friendly living space.
The layouts follow practical conventions: enclosed kitchens suitable for Asian cooking, bedrooms that accommodate queen or king beds with adequate wardrobe space, and living-dining areas proportioned for family use rather than portfolio photography. The 16-storey height means upper-floor units enjoy decent views across the low-rise Yishun landscape, and the eight-block layout creates some inter-block spacing that allows for natural ventilation. Original fittings from 2001 will need replacement in most resale units — budget $60,000–$100,000 for a practical renovation that updates bathrooms, kitchen, and flooring without structural changes.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 53 | $967 | $1,151,082 |
| 4 BR | 28 | $990 | $1,424,964 |
| 5 BR | 1 | $1,024 | $2,095,000 |
Pricing & Market Position
Based on 82 recorded transactions, sale prices range from $738,888 to $2,095,000, averaging $1,256,114 (~$1,094 psf).
Rents range from $1,900 to $5,000 per month across 103 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 36.2% (from $811 to $1,104 psf).
Neighbourhood Comparison
Yishun Sapphire ($1,048 psf, 99-year from 1998, ~71 years remaining) competes in the northern OCR budget segment alongside its sister development. The most immediate comparison is Yishun Emerald ($1,080 psf, 99-year from 1998), a near-identical twin development by the same developer on the same street with the same lease profile. Both were completed within a year of each other, share similar facilities standards, and trade at virtually the same PSF. The choice between them often comes down to specific block orientation, available units, and minor layout preferences rather than any meaningful qualitative difference.
Nine Residences ($1,250 psf, 99-year from 2017) represents the newer alternative in the Yishun corridor, offering contemporary finishes, a more modern facilities suite, and substantially more lease runway (~90 years) at a 19% PSF premium. For buyers who want to stay in Yishun but are concerned about Yishun Sapphire’s lease trajectory, Nine Residences provides a newer, longer-lease option — though at smaller unit sizes and higher absolute entry prices.
For buyers open to adjacent northern towns, The Wisteria ($1,150 psf, 99-year from 2016) in Yishun offers a newer build with better lease runway at a modest premium. The trade-off in all these comparisons is the same: Yishun Sapphire offers the most space per dollar but the least lease remaining. Buyers must decide which currency — square footage or time — matters more to their situation.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| YISHUN SAPPHIRE | 99 yrs lease commencing from 1998 | 2002 | 380 | $1,094 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1998, meaning approximately 28 years have already been consumed. Roughly 71 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~71 years | Full bank financing available |
| 2028 | ~69 years | CPF usage still unrestricted for most buyers |
| 2037 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2057 | ~39 years | Significant financing restrictions for next buyer |
| 2097 | 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 ~61 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates YISHUN SAPPHIRE across multiple dimensions.
What Residents Say
“We upgraded from a 4-room HDB in Yishun and the difference is substantial. The three-bedroom unit is spacious, the pool is nice for the kids on weekends, and the security presence gives us peace of mind. Yishun Central has everything we need — Northpoint City is massive. The commute to Toa Payoh for work takes about 25 minutes on the NSL, which is manageable. Great value for the price we paid.”
— Owner-occupier, three-bedroom unit, since 2022 (PropertyGuru)
“Very peaceful place to live. The landscaping has matured nicely and the estate feels well-maintained. It is a bit of a walk to Canberra MRT — about 10 minutes — so having a car makes life much easier. The neighbourhood is quiet, which some might find boring but we love it. Yishun has improved massively from its reputation a decade ago. Northpoint City, the hawker centres, and the parks are all excellent.”
— Owner-occupier, two-bedroom unit, since 2018 (99.co)
“Bought as a rental investment for the yield. At around $1M for a three-bedder, the numbers work well — I am getting $3,200 per month which is a solid return. The concern is the lease — 71 years is already below the CPF threshold, and when it comes time to sell, the buyer pool may be smaller. But for now, the rental income is steady and tenants stay long because the space and pricing are hard to beat in the private condo segment.”
— Investor-owner, three-bedroom unit (EdgeProp)
Strengths & Weaknesses
- Among the lowest PSF pricing in Singapore private condo market at ~$1,048 psf — genuine budget entry point
- Generous unit sizes (958–1,959 sqft) deliver exceptional space per dollar compared to newer developments
- Competitive 3.7% rental yield reflecting affordable purchase prices and steady northern corridor demand
- Yishun Central amenities including Northpoint City (500+ shops), hawker centres, library, and polyclinic
- Multiple primary schools within 1 km including Yishun Primary (700 m) and Ahmad Ibrahim Primary (734 m)
- Adequate facilities package — pool, gym, tennis, clubhouse, jogging track for comfortable suburban living
- Mature estate with established landscaping and a peaceful, well-maintained residential environment
- North-South Line connectivity via Canberra MRT — direct ride to Orchard and Raffles Place
- Lease at ~71 years remaining — already below CPF 75-year threshold, restricting financing options
- Canberra MRT is ~800 m away — 10-minute walk, car helpful for daily convenience
- Building age (completed 2001) requires renovation investment for resale units — budget $60K–$100K
- Yishun location carries stigma that may affect resale perception despite neighbourhood improvements
- Capital appreciation potential severely limited by depleting lease and OCR suburban location
- Facilities are functional but dated — no resort-style amenities or modern design features
- NSL commute to CBD is 35+ minutes — not ideal for city-centre professionals
- Narrowing buyer pool as lease depletes further — resale liquidity may decrease over coming decade
Verdict
Yishun Sapphire is the archetypal northern suburban condo: affordable, spacious, and quietly competent in delivering the essentials of private residential living without pretension or premium pricing. At $1,048 psf, it offers one of the lowest entry points into Singapore’s private condo market, and the 3.7% rental yield demonstrates that the investment mathematics work for income-focused buyers. For families who need space, who work in the northern corridor or are comfortable with a 35-minute MRT commute to the CBD, Yishun Sapphire provides a functional, well-maintained home at a price that leaves room in the budget for renovation and other priorities.
The lease situation is the elephant in the room. At approximately 71 years remaining, Yishun Sapphire has already crossed below the 75-year CPF threshold, meaning buyers face restrictions on CPF withdrawal amounts. Banks may also apply haircuts to loan-to-value ratios as the lease continues to deplete. This does not make the development unbuyable, but it narrows the financing options and the potential buyer pool at resale. Buyers who are comfortable with cash-heavy purchases or shorter holding horizons can navigate this constraint, but those planning to sell in 15–20 years should model the lease impact on future valuations carefully.
Yishun Sapphire is best suited to pragmatic buyers who see private condo living as a lifestyle choice rather than a capital-appreciation vehicle: families upgrading from HDB who want more space and facilities without migrating to a pricier district, tenants seeking affordable private rental in the north, and investors comfortable with yield-focused strategies on properties with limited capital-gain runway. Approach it as what it is — a good home at a good price in a well-functioning suburb — and it will serve its purpose well.