Yishun Sapphire Review — Yishun / Sembawang · D27
HuatScore: 81/100 — Solid Choice!
Is Yishun Sapphire a good buy?
HuatScore rates Yishun Sapphire 81/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.5% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,101 psf
- Price from: S$1.29M
Live market data
- Resale transactions (12mo): 18
- Recent resale PSF: ~$1,070 psf
- Gross rental yield: 3.5%
What works in its favour
- Both anchors locked in: 791m to YISHUN PRIMARY SCHOOL and 307m (~4-min walk) to Canberra MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Deep future upgrader pool: Live count: 30 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 656 HDB blocks total within 2km), and 4 nearby BTOs (incl. Yishun Oct 2026 BTO, ~2031) add a fresh upgrader wave from ~2036. These upgraders are your most natural buyers when you exit.
- Tight new-launch competition: No active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +31% above the 5–10 year resale median in Yishun / Sembawang. Market needs ~7 years of growth to match the entry price.
Who Yishun Sapphire suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.5% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
43% up over 5 years, now ~$1,101 psf. Track record confirm got. Lease 71 years left — financing starts to pinch.