CONDODistrict 27

YISHUN EMERALD

Name: YISHUN EMERALD
Address: SG

Details

Project: YISHUN EMERALD
TOP year: 2002
Tenure: 99
Lease start: 1998
Total units: 436
Land size: 21,029 sqm (226,354 sqft)
Plot ratio: 2.5
Developer: Yishun Land Pte Ltd
Gross rental yield: ~3.6% · ~$1.24M (est.)
Storeys: 16
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryYISHUN PRIMARY SCHOOL700 m
Nearest SAP schoolCHONGFU SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for YISHUN EMERALD

Total units	436
Blocks	7
Size range	958–2,045 sqft

Bedrooms	Units	Share
2-bedroom	112	26%
3-bedroom	218	50%
4-bedroom	106	24%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.7%· low sample (4 sales)	~$1.05M	18
3 BR	~3.6%· low sample (2 sales)	~$1.33M	25
4 BR	~3.1%· low sample (3 leases)	~$1.64M	3

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

Ranks in the upper third for redevelopment interest among private condos.

YISHUN EMERALD is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 24 years old · ~436 units (consent difficulty) · 71 years left on the lease

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, GOH & GOH BUILDING 2017, MAYFAIR GARDENS 2017).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 421 of 436 units at YISHUN EMERALD. 90% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 65% have been held over 10 years.

90%

Free to sell now

379 of 421 tracked · past SSD

67%

Sitting on a gain

393 of 587 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 828 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,590,000	1,356	$1,173	4BR	—	Q2 2030
May 2026	Resale	$1,610,000	1,399	$1,151	4BR	—	Q2 2030
May 2026	Resale	$1,650,000	1,399	$1,179	4BR	—	Q2 2030
Apr 2026	Resale	$1,315,000	1,205	$1,091	3BR	—	Q2 2030
Apr 2026	Resale	$1,350,000	1,194	$1,131	3BR	—	Q2 2030
Mar 2026	Resale	$1,005,000	1,033	$973	2BR	—	Q1 2030
Mar 2026	Resale	$1,090,000	958	$1,138	2BR	—	Q1 2030
Feb 2026	Resale	$1,068,000	1,022	$1,045	2BR	—	Q1 2030
Dec 2025	Resale	$1,638,000	1,399	$1,171	4BR	—	Q4 2029
Oct 2025	Resale	$1,650,000	1,399	$1,179	4BR	—	Q4 2029

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Eight Courtyards	90 m	2026-06-01	Resale	$1,050,000	753	$1,394
Eight Courtyards	90 m	2026-06-01	Resale	$1,278,000	958	$1,334
Eight Courtyards	90 m	2026-06-01	Resale	$1,540,000	1,141	$1,350
1 Canberra	158 m	2026-06-01	Resale	$1,345,000	947	$1,420
1 Canberra	158 m	2026-06-01	Resale	$1,395,000	1,065	$1,310
1 Canberra	158 m	2026-06-01	Resale	$1,368,000	947	$1,445
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$1,160,000	678	$1,711
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$1,648,000	958	$1,720
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$2,295,000	1,302	$1,763
Yishun Sapphire	124 m	2026-05-01	Resale	$1,368,000	1,216	$1,125
Yishun Sapphire	124 m	2026-04-01	Resale	$1,620,000	1,399	$1,158
Yishun Sapphire	124 m	2026-04-01	Resale	$1,622,000	1,399	$1,159

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for YISHUN EMERALD

Beds

	01	02	03	04
16	#16-012,0454BR	#16-022,0454BR	#16-031,3893BR	#16-041,1952BR
15	#15-011,3244BR	#15-021,3244BR	#15-031,1523BR	#15-049582BR
14	#14-011,3464BR	#14-021,3464BR	#14-031,1733BR	#14-049902BR
13	#13-011,3564BR	#13-021,3564BR	#13-031,1843BR	#13-041,0012BR
12	#12-011,3564BR	#12-021,3564BR	#12-031,1843BR	#12-041,0012BR
11	#11-011,3784BR	#11-021,3784BR	#11-031,1843BR	#11-041,0232BR
10	#10-011,3784BR	#10-021,3784BR	#10-031,1843BR	#10-041,0232BR
09	#09-011,3994BR	#09-021,3994BR	#09-031,2063BR	#09-041,0232BR
08	#08-011,3994BR	#08-021,3994BR	#08-031,2063BR	#08-041,0232BR
07	#07-011,3994BR	#07-021,3994BR	#07-031,2063BR	#07-041,0232BR
06	#06-011,3994BR	#06-021,3994BR	#06-031,2063BR	#06-041,0232BR
05	#05-011,3994BR	#05-021,3994BR	#05-031,2063BR	#05-041,0232BR
04	#04-011,4104BR	#04-021,3994BR	#04-031,2063BR	#04-041,0332BR
03	#03-011,4104BR			#03-041,0332BR
02	#02-011,4104BR			#02-041,0332BR
01	#01-011,9594BR			#01-041,5182BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

72 realized resale exits at YISHUN EMERALD over the 5y window — 72 profitable, 0 at a loss, averaging 3.22%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	12	23y 0m	3.21%
4BR	58	22y 7m	3.23%
5BR+	2	22y 8m	2.92%
Total	72	22y 8m	3.22%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

1 of 72exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of YISHUN EMERALD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at YISHUN EMERALD today at ~$1,138 psf (the recent resale median — last 12 months, 13 sales)…

98.3%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=421 traced current owners, 99.5% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at YISHUN EMERALD, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.35M, the median of recent sale transactions at YISHUN EMERALD) — drag to explore what else that budget buys across Singapore.

Nearby Condos

15 within 1 km

Lowest

$549

psf

Average

$1,288

psf

Highest

$1,768

psf

This propertyNearby condo


90 m	Eight Courtyards	LH	2014	$1,325
124 m	Yishun Sapphire	LH	2001	$1,071
158 m	1 Canberra	LH	2015	$1,294
290 m	The Watergardens At Canberra	LH	2026	$1,740
353 m	Sembawang Springs Estate	FH	—	—
443 m	The Commodore	LH	2024	$1,768
642 m	The Sensoria	FH	2007	$1,200
722 m	Kindol Gardens	FH	1988	$549
738 m	The Nautical	LH	2015	$1,233
767 m	D'Banyan	FH	2005	$1,129
800 m	Seletaris	FH	2001	$1,302
801 m	Canberra Residences	LH	2013	$1,200
849 m	The Brownstone	LH	2017	$1,476
909 m	Parc Canberra	LH	2023	—
909 m	The Visionaire	LH	2018	$1,456

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Yishun Primary School≤ 1 km700 m
Ahmad Ibrahim Primary School≤ 1 km725 m
Chongfu SchoolWithin 1 km of blocks 24, 26, 28, 30 & 32 only≤ 1 km905 m
Xishan Primary SchoolWithin 1 km of block 24 only≤ 1 km1 km
Sembawang Primary School1–2 km1.25 km
Jiemin Primary School1–2 km1.27 km
Wellington Primary School1–2 km1.64 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

What's next

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CONDODistrict 27

YISHUN EMERALD

Details

Project: YISHUN EMERALD
TOP year: 2002
Tenure: 99
Lease start: 1998
Total units: 436
Land size: 21,029 sqm (226,354 sqft)
Plot ratio: 2.5
Developer: Yishun Land Pte Ltd
Gross rental yield: ~3.6% · ~$1.24M (est.)
Storeys: 16
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryYISHUN PRIMARY SCHOOL700 m
Nearest SAP schoolCHONGFU SCHOOLSAP

Unit Catalogue for YISHUN EMERALD

Total units	436
Blocks	7
Size range	958–2,045 sqft

Bedrooms	Units	Share
2-bedroom	112	26%
3-bedroom	218	50%
4-bedroom	106	24%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.7%· low sample (4 sales)	~$1.05M	18
3 BR	~3.6%· low sample (2 sales)	~$1.33M	25
4 BR	~3.1%· low sample (3 leases)	~$1.64M	3

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

Ranks in the upper third for redevelopment interest among private condos.

Driven by: 24 years old · ~436 units (consent difficulty) · 71 years left on the lease

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, GOH & GOH BUILDING 2017, MAYFAIR GARDENS 2017).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 421 of 436 units at YISHUN EMERALD. 90% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 65% have been held over 10 years.

90%

Free to sell now

379 of 421 tracked · past SSD

67%

Sitting on a gain

393 of 587 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 828 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,590,000	1,356	$1,173	4BR	—	Q2 2030
May 2026	Resale	$1,610,000	1,399	$1,151	4BR	—	Q2 2030
May 2026	Resale	$1,650,000	1,399	$1,179	4BR	—	Q2 2030
Apr 2026	Resale	$1,315,000	1,205	$1,091	3BR	—	Q2 2030
Apr 2026	Resale	$1,350,000	1,194	$1,131	3BR	—	Q2 2030
Mar 2026	Resale	$1,005,000	1,033	$973	2BR	—	Q1 2030
Mar 2026	Resale	$1,090,000	958	$1,138	2BR	—	Q1 2030
Feb 2026	Resale	$1,068,000	1,022	$1,045	2BR	—	Q1 2030
Dec 2025	Resale	$1,638,000	1,399	$1,171	4BR	—	Q4 2029
Oct 2025	Resale	$1,650,000	1,399	$1,179	4BR	—	Q4 2029

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Eight Courtyards	90 m	2026-06-01	Resale	$1,050,000	753	$1,394
Eight Courtyards	90 m	2026-06-01	Resale	$1,278,000	958	$1,334
Eight Courtyards	90 m	2026-06-01	Resale	$1,540,000	1,141	$1,350
1 Canberra	158 m	2026-06-01	Resale	$1,345,000	947	$1,420
1 Canberra	158 m	2026-06-01	Resale	$1,395,000	1,065	$1,310
1 Canberra	158 m	2026-06-01	Resale	$1,368,000	947	$1,445
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$1,160,000	678	$1,711
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$1,648,000	958	$1,720
The Watergardens At Canberra	290 m	2026-06-01	Subsale	$2,295,000	1,302	$1,763
Yishun Sapphire	124 m	2026-05-01	Resale	$1,368,000	1,216	$1,125
Yishun Sapphire	124 m	2026-04-01	Resale	$1,620,000	1,399	$1,158
Yishun Sapphire	124 m	2026-04-01	Resale	$1,622,000	1,399	$1,159

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for YISHUN EMERALD

Beds

	01	02	03	04
16	#16-012,0454BR	#16-022,0454BR	#16-031,3893BR	#16-041,1952BR
15	#15-011,3244BR	#15-021,3244BR	#15-031,1523BR	#15-049582BR
14	#14-011,3464BR	#14-021,3464BR	#14-031,1733BR	#14-049902BR
13	#13-011,3564BR	#13-021,3564BR	#13-031,1843BR	#13-041,0012BR
12	#12-011,3564BR	#12-021,3564BR	#12-031,1843BR	#12-041,0012BR
11	#11-011,3784BR	#11-021,3784BR	#11-031,1843BR	#11-041,0232BR
10	#10-011,3784BR	#10-021,3784BR	#10-031,1843BR	#10-041,0232BR
09	#09-011,3994BR	#09-021,3994BR	#09-031,2063BR	#09-041,0232BR
08	#08-011,3994BR	#08-021,3994BR	#08-031,2063BR	#08-041,0232BR
07	#07-011,3994BR	#07-021,3994BR	#07-031,2063BR	#07-041,0232BR
06	#06-011,3994BR	#06-021,3994BR	#06-031,2063BR	#06-041,0232BR
05	#05-011,3994BR	#05-021,3994BR	#05-031,2063BR	#05-041,0232BR
04	#04-011,4104BR	#04-021,3994BR	#04-031,2063BR	#04-041,0332BR
03	#03-011,4104BR			#03-041,0332BR
02	#02-011,4104BR			#02-041,0332BR
01	#01-011,9594BR			#01-041,5182BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

72 realized resale exits at YISHUN EMERALD over the 5y window — 72 profitable, 0 at a loss, averaging 3.22%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	12	23y 0m	3.21%
4BR	58	22y 7m	3.23%
5BR+	2	22y 8m	2.92%
Total	72	22y 8m	3.22%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

1 of 72exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of YISHUN EMERALD. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at YISHUN EMERALD today at ~$1,138 psf (the recent resale median — last 12 months, 13 sales)…

98.3%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=421 traced current owners, 99.5% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at YISHUN EMERALD, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.35M, the median of recent sale transactions at YISHUN EMERALD) — drag to explore what else that budget buys across Singapore.

Nearby Condos

15 within 1 km

Lowest

$549

psf

Average

$1,288

psf

Highest

$1,768

psf

This propertyNearby condo


90 m	Eight Courtyards	LH	2014	$1,325
124 m	Yishun Sapphire	LH	2001	$1,071
158 m	1 Canberra	LH	2015	$1,294
290 m	The Watergardens At Canberra	LH	2026	$1,740
353 m	Sembawang Springs Estate	FH	—	—
443 m	The Commodore	LH	2024	$1,768
642 m	The Sensoria	FH	2007	$1,200
722 m	Kindol Gardens	FH	1988	$549
738 m	The Nautical	LH	2015	$1,233
767 m	D'Banyan	FH	2005	$1,129
800 m	Seletaris	FH	2001	$1,302
801 m	Canberra Residences	LH	2013	$1,200
849 m	The Brownstone	LH	2017	$1,476
909 m	Parc Canberra	LH	2023	—
909 m	The Visionaire	LH	2018	$1,456

Primary Schools Within 1 km / 2 km

Yishun Primary School≤ 1 km700 m
Ahmad Ibrahim Primary School≤ 1 km725 m
Chongfu SchoolWithin 1 km of blocks 24, 26, 28, 30 & 32 only≤ 1 km905 m
Xishan Primary SchoolWithin 1 km of block 24 only≤ 1 km1 km
Sembawang Primary School1–2 km1.25 km
Jiemin Primary School1–2 km1.27 km
Wellington Primary School1–2 km1.64 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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