Yishun Sapphire

74 filed transactions · District 27 · OCR

Median, per square foot
1,045 psf
Observed range
S$768 — S$1,224 psf74 filed transactions · 44% low to highS$1,280k median filed price
▲ 0.4% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Jun '24 · S$1,410kAug '26 · S$1,103k

The transactions behind those figures

20 of 74 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

96 sqm · floor 01-05Condominium · Resale · 2026-08
S$1,103,000$1067 psf
131 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,620,000$1149 psf
108 sqm · floor 11-15Condominium · Resale · 2026-07
S$1,250,000$1075 psf
113 sqm · floor 01-05Condominium · Resale · 2026-05
S$1,368,000$1125 psf
130 sqm · floor 01-05Condominium · Resale · 2026-04
S$1,620,000$1158 psf
130 sqm · floor 06-10Condominium · Resale · 2026-04
S$1,622,000$1159 psf
133 sqm · floor 01-05Condominium · Resale · 2026-03
S$1,528,000$1067 psf
141 sqm · floor 01-05Condominium · Resale · 2026-03
S$1,635,000$1077 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 27, not here.

District 27, typical project+0.8%

Middle of 1 projects in District 27 that clear the bar — half fall between +0.8% and +0.8%. None came out negative in this set.

Every band in District 27, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,2771,006
06-10S$1,300971
11-15S$1,312522
16-20S$1,3199

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Canberra
307m
Primary schools within 1km
3
nearest 825m
Primary schools · straight-line distance
4 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Canberra307m
  • Yishun1.3km
  • Sembawang1.5km
Also nearby
  • Hawker centreYishun Ring Road Blk 104/105 (Chong Pang Market and Food Centre)997m
  • ParkKemuning PK400m
  • Preschools6 within 1kmnearest 283m
  • Other schoolsAhmad Ibrahim Secondary School468m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

5projects within 300m
$1,172–$1,619the middle half, per sq ft
$1,397median of those sales

From 100 filed sales, at most the 20 most recent per project — 5 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
The Watergardens at Canberra277m2026-0901-0574 sqm$1,755
1 Canberra279m2026-0906-1098 sqm$1,392
Prive279m2026-0906-1098 sqm$1,612
Prive279m2026-0906-1098 sqm$1,629
Prive279m2026-0901-05149 sqm$1,172
Yishun Emerald124m2026-0811-1589 sqm$1,096
Yishun Emerald124m2026-0811-15110 sqm$1,090
Yishun Emerald124m2026-0801-0596 sqm$987
Eight Courtyards195m2026-0801-05107 sqm$1,322
1 Canberra279m2026-0806-1097 sqm$1,370
1 Canberra279m2026-0801-05116 sqm$1,185
The Watergardens at Canberra277m2026-0701-05103 sqm$1,831
Yishun Emerald124m2026-0611-15126 sqm$1,172
Eight Courtyards195m2026-0601-05106 sqm$1,350
Eight Courtyards195m2026-0601-0589 sqm$1,334
Eight Courtyards195m2026-0601-05101 sqm$1,343
Eight Courtyards195m2026-0611-15105 sqm$1,398
Eight Courtyards195m2026-0601-0570 sqm$1,394
Yishun Emerald124m2026-0501-05130 sqm$1,151
Yishun Emerald124m2026-0506-10130 sqm$1,179

The 20 most recent of 100 at this radius. Storey bands as published; no feed carries a unit number.

The land under Yishun Sapphire

HDB put this parcel out to tender and names Yishun Sapphire as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched19 Sep 1996
  2. Tender closed6 Nov 19974 bids received
  3. Awarded18 Nov 1997Centrepoint Properties Ltd
  4. Winning tenderS$78,423,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Yishun S4a Yishun Avenue 2
Site area
22,383 sq m
Lease
99 yrs
Plot ratio
2.1
Gross floor area
Not published
Sold as
Condominium
Every bid — all 4, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Centrepoint Properties LtdS$78,423,000—
2Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$73,000,000S$5,423,000 · 6.9%
3Erishi Holdings Private LimitedS$61,228,000S$17,195,000 · 21.9%
4DBS Realty (Private) LimitedS$41,880,000S$36,543,000 · 46.6%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 18 Nov 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Yishun Sapphire”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,280,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,280,000

Your figures · CPF interest estimated
Sale priceS$1,280,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$30,704
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$866,880
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.