Condos in Yishun: Area Guide (2026)
Yishun area guide for 2026: MRT stations, schools, HDB resale medians and rents by flat type from data.gov.sg, condo basics and a buyer's checklist.
How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.
Yishun is a large northern HDB town with a small private-home market. This guide replaces our 2017 comparison of three condos. It uses public data instead of project picks, because old project lists and prices go stale quickly.
At a glance
- SingStat’s General Household Survey 2025 counted 228,730 Yishun residents, the sixth most of any planning area. About 88% lived in HDB flats and 9% in condos and other apartments.
- Propwise calculation from HDB resale data, Oct 2025–Sep 2026: median S$550,000 for a 4-room, S$690,444 for a 5-room and S$900,000 for an executive flat.
- Resale prices fell against the prior 12 months for 3-, 4- and 5-room flats. The 5-room median dropped 3.4%.
- Yishun, Khatib and Springleaf stations serve the town. HDB’s November 2026 BTO exercise includes Yishun.
The estate in numbers
On URA’s Master Plan 2025 boundary, Yishun covers about 20.9 sq km (a Propwise calculation from the boundary dataset). In the 2025 survey, 21,020 residents lived in condos and other apartments and 5,570 in landed homes. Counts are rounded to the nearest 10 and come from a survey, so treat them as a guide to the mix, not a head count.
MRT lines and what is coming
Master Plan 2025’s rail station layer places three stations inside the boundary.
- North-South Line: Yishun and Khatib.
- Thomson-East Coast Line: Springleaf, which opened on 28 August 2021.
None of the LTA rail expansion pages we checked (TEL, Cross Island, Jurong Region, Downtown Line extensions and RTS Link) lists a new Yishun station. The main announced change is housing. HDB’s Q3 2026 release says the November 2026 BTO exercise has about 7,960 flats across six towns, including Yishun.
Schools
The MOE school directory lists 10 primary schools, 8 secondary schools and Yishun Innova Junior College under Yishun. For primary schools, MOE gives priority by home-to-school distance (within 1 km, then 1 to 2 km) when a school has more applicants than places. You must keep living at the registered address for 30 months from the start of registration. Verify any school on SchoolFinder.
HDB resale prices and rents
Islandwide, HDB’s resale price index fell 0.2% in the Q3 2026 flash estimate, the third dip in a row. The table is a Propwise calculation from the data.gov.sg resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).
| Flat type | Resales | Median price | Change vs prior 12 months | Median rent |
|---|---|---|---|---|
| 3-room | 415 | S$433,000 | -0.5% | S$2,700 |
| 4-room | 780 | S$550,000 | -2.8% | S$3,100 |
| 5-room | 256 | S$690,444 | -3.4% | S$3,400 |
| Executive | 67 | S$900,000 | +0.6% | S$3,700 |
Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.
Volumes also fell. Yishun recorded 1,575 resales in the latest 12 months, against 1,768 in the 12 months before. The middle half of 4-room sales ran from S$510,000 to S$600,000. Median remaining lease is about 60 years for 3- and 4-room flats and 68 for 5-room flats (computed from lease start years). In all, 16 resales crossed S$1m, 13 executive and 3 multi-generation flats. Our lease decay guide explains why remaining lease matters at resale.
Condos in Yishun
Yishun sits in URA’s Outside Central Region. URA’s Q3 2026 flash showed private prices up 1.4% overall and 2.2% in that region, quarter on quarter. We do not name projects or quote private prices here, because we cannot verify them on a primary source. With 21,020 condo residents in 2025, the choice is narrower than in Bedok or Pasir Ris. Search any project on URA’s transaction search, compare its recent deals, and check tenure (freehold or 99-year) first.
Who Yishun suits
- Buyers who want a large town with a deep resale market and new BTO flats in the pipeline.
- Families who accept an older flat for a lower entry price.
- Upgraders who want to stay north and compare condos with a larger HDB flat.
It suits you less if you want several MRT lines or a new station soon. Our location guide and HDB flat guide help you weigh these trade-offs.
Checklist before you buy
- Check the remaining lease and how much CPF you can use. CPF Board pro-rates usage if the lease does not reach the youngest buyer’s age 95.
- Walk from the flat to the station at rush hour, and note which line it is on.
- Measure the home-to-school distance if a primary school matters.
- Pull recent sales for the same block and compare them with the asking price.
- Test your loan. Banks test affordability at 4% under the TDSR cap of 55%. Floating packages were about 1.5% to 1.8% and fixed about 2.0% to 2.2% after the 16 September Fed hike (Business Times, 2 Oct 2026). Use our mortgage calculator.
- A Singapore citizen who still owns a home pays 20% ABSD on a second property, unless the sale timing qualifies for a refund. Plan the sequence.
- If you are weighing a BTO, compare its wait and price with resale medians in this table before you apply.
Bottom line
Yishun is a large HDB market where prices have eased and new flats are still arriving. The figures above are medians, so check the specific block before you decide.
Sources
- Resale flat prices based on registration date from Jan 2017 onwards — HDB via data.gov.sg, accessed 2 Oct 2026
- Renting Out of Flats from Jan 2021 — HDB via data.gov.sg, accessed 2 Oct 2026
- Resident Population by Planning Area/Subzone of Residence and Type of Dwelling (General Household Survey 2025) — SingStat, 30 Jun 2026
- Master Plan 2025 Planning Area Boundary and Rail Station Layer — URA via data.gov.sg (Master Plan gazetted 1 Dec 2025)
- General information of schools — MOE via data.gov.sg, accessed 2 Oct 2026
- Thomson-East Coast Line — LTA, updated 7 July 2026
- Home-to-school distance and P1 registration — MOE, checked Oct 2026
- Flash estimate of 3rd quarter 2026 resale price index and upcoming flat supply — HDB, 30 Sep 2026
- Private home prices, Q3 2026 flash estimate — URA, 1 Oct 2026
- MSR and TDSR rules — MAS, checked Oct 2026
- Singapore mortgage rates rise following Fed hike — Business Times, 2 Oct 2026
- Additional Buyer’s Stamp Duty — IRAS, checked Oct 2026
- How much CPF savings you can use for your home purchase — CPF Board, checked Oct 2026
1 reader comment
Fred
This aspect of buying is too simple.
As a buyer, we need to consider other angles.
The condition and maintainance of the estate. This can be done by walking and observing the areas, lifts and security. As propective buyers, we can approach the managing agent to ask by writing for its monthly maintainance fees, the sinking funds etc by quoting the BMSMA. It is good to ask right questions around the neighborhood. We also do not want the place where majority of flats are rented out, where owners are not interested to look after the estate but trying to enbloc it.
When we purchase the condo, we are not just owner of the flat but also part-owner of the common areas and facilities within the fence-up area. This is through the share values. That means we need to know the land size, plot ratio and all its amenities like car parks etc. whether the Estate has max out its potential for Enbloc via the GFA etc.