CONDODistrict 27

YISHUN SAPPHIRE

Name: YISHUN SAPPHIRE
Address: SG

Details

Project: YISHUN SAPPHIRE
TOP year: 2001
Tenure: 99
Lease start: 1998
Total units: 380
Land size: 22,392 sqm (241,030 sqft)
Plot ratio: 2.1
Developer: Yishun Property Pte Ltd
Gross rental yield: ~3.5% · ~$1.39M (est.)
Storeys: 16
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryYISHUN PRIMARY SCHOOL790 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 SAPPHIRE

Total units	381
Blocks	7
Size range	958–2,045 sqft

Bedrooms	Units	Share
2-bedroom	51	13%
3-bedroom	235	62%
4-bedroom	95	25%

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)
3 BR	~3.5%	~$1.33M	21
4 BR	~3.3%	~$1.58M	6

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

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

YISHUN SAPPHIRE 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: 25 years old · ~383 units (consent difficulty) · 71 years left on the lease

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, MAYFAIR GARDENS 2017, YI MEI GARDENS 2013).

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

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 368 of 380 units at YISHUN SAPPHIRE. 85% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

85%

Free to sell now

314 of 368 tracked · past SSD

52%

Sitting on a gain

294 of 562 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 698 total recorded transactions.

							Sellable from
May 2026	Resale	$1,368,000	1,216	$1,125	3BR	—	Q2 2030
Apr 2026	Resale	$1,622,000	1,399	$1,159	4BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,399	$1,158	4BR	—	Q2 2030
Mar 2026	Resale	$1,635,000	1,517	$1,078	4BR	—	Q1 2030
Mar 2026	Resale	$1,528,000	1,431	$1,068	4BR	—	Q1 2030
Feb 2026	Resale	$1,580,000	1,356	$1,165	4BR	—	Q1 2030
Feb 2026	Resale	$1,310,000	1,184	$1,106	3BR	—	Q1 2030
Feb 2026	Resale	$1,320,000	1,216	$1,086	3BR	—	Q1 2030
Jan 2026	Resale	$1,338,888	1,313	$1,020	3BR	—	Q1 2030
Jan 2026	Resale	$1,320,000	1,205	$1,095	3BR	—	Q1 2030

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

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Yishun Emerald	124 m	2026-06-01	Resale	$1,590,000	1,356	$1,173
Eight Courtyards	195 m	2026-06-01	Resale	$1,050,000	753	$1,394
Eight Courtyards	195 m	2026-06-01	Resale	$1,278,000	958	$1,334
Eight Courtyards	195 m	2026-06-01	Resale	$1,540,000	1,141	$1,350
1 Canberra	279 m	2026-06-01	Resale	$1,395,000	1,065	$1,310
1 Canberra	279 m	2026-06-01	Resale	$1,368,000	947	$1,445
1 Canberra	279 m	2026-06-01	Resale	$1,425,888	1,054	$1,353
Yishun Emerald	124 m	2026-05-01	Resale	$1,650,000	1,399	$1,179
Yishun Emerald	124 m	2026-05-01	Resale	$1,610,000	1,399	$1,151

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 SAPPHIRE

Beds

	01	02	03	04
12	#12-012,0454BR	#12-021,4323BR	#12-031,4323BR	#12-042,0454BR
11	#11-011,3244BR	#11-021,1523BR	#11-031,1633BR	#11-041,3354BR
10	#10-011,3464BR	#10-021,1733BR	#10-031,1843BR	#10-041,3564BR
09	#09-011,3564BR	#09-021,1843BR	#09-031,1953BR	#09-041,3674BR
08	#08-011,3784BR	#08-021,1843BR	#08-031,1953BR	#08-041,3894BR
07	#07-011,3994BR	#07-021,2063BR	#07-031,2163BR	#07-041,4104BR
06	#06-011,3994BR	#06-021,2063BR	#06-031,2163BR	#06-041,4104BR
05	#05-011,3994BR	#05-021,2063BR	#05-031,2163BR	#05-041,4104BR
04	#04-011,4104BR	#04-021,2063BR	#04-031,2163BR	#04-041,4214BR
03	#03-011,4214BR	#03-021,2063BR	#03-031,2163BR	#03-041,4324BR
02	#02-011,4214BR	#02-021,2063BR	#02-031,2163BR	#02-041,4324BR
01	#01-011,5394BR	#01-021,3133BR	#01-031,5183BR	#01-041,8194BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

80 realized resale exits at YISHUN SAPPHIRE over the 5y window — 80 profitable, 0 at a loss, averaging 3.07%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	6	22y 0m	2.55%
4BR	66	23y 2m	3.11%
5BR+	8	23y 8m	3.14%
Total	80	23y 1m	3.07%

Loss Distribution

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

1 of 80exits 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 SAPPHIRE. 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.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at YISHUN SAPPHIRE today at ~$1,107 psf (the recent resale median — last 12 months, 18 sales)…

96.2%

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

n=368 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 SAPPHIRE, 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 SAPPHIRE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

16 within 1 km

Lowest

$549

psf

Average

$1,308

psf

Highest

$1,768

psf

This propertyNearby condo


124 m	Yishun Emerald	LH	2002	$1,081
195 m	Eight Courtyards	LH	2014	$1,325
279 m	1 Canberra	LH	2015	$1,294
310 m	The Watergardens At Canberra	LH	2026	$1,740
399 m	The Commodore	LH	2024	$1,768
426 m	Sembawang Springs Estate	FH	—	—
669 m	Kindol Gardens	FH	1988	$549
712 m	The Nautical	LH	2015	$1,233
714 m	D'Banyan	FH	2005	$1,129
724 m	The Sensoria	FH	2007	$1,200
744 m	Canberra Residences	LH	2013	$1,200
761 m	The Brownstone	LH	2017	$1,476
804 m	Parc Canberra	LH	2023	—
821 m	The Visionaire	LH	2018	$1,456
895 m	Seletaris	FH	2001	$1,302
945 m	Provence Residence	LH	2026	$1,552

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 km790 m
Ahmad Ibrahim Primary School≤ 1 km825 m
Chongfu SchoolWithin 1 km of blocks 46, 48, 50, 52 & 54 only≤ 1 km990 m
Xishan Primary School1–2 km1.09 km
Sembawang Primary School1–2 km1.18 km
Jiemin Primary School1–2 km1.39 km
Wellington Primary School1–2 km1.5 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.

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CONDODistrict 27

YISHUN SAPPHIRE

Details

Project: YISHUN SAPPHIRE
TOP year: 2001
Tenure: 99
Lease start: 1998
Total units: 380
Land size: 22,392 sqm (241,030 sqft)
Plot ratio: 2.1
Developer: Yishun Property Pte Ltd
Gross rental yield: ~3.5% · ~$1.39M (est.)
Storeys: 16
Market segment: OCR
District: 27

Nearby Schools

Nearest primaryYISHUN PRIMARY SCHOOL790 m
Nearest SAP schoolCHONGFU SCHOOLSAP

Unit Catalogue for YISHUN SAPPHIRE

Total units	381
Blocks	7
Size range	958–2,045 sqft

Bedrooms	Units	Share
2-bedroom	51	13%
3-bedroom	235	62%
4-bedroom	95	25%

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)
3 BR	~3.5%	~$1.33M	21
4 BR	~3.3%	~$1.58M	6

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

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

Driven by: 25 years old · ~383 units (consent difficulty) · 71 years left on the lease

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, MAYFAIR GARDENS 2017, YI MEI GARDENS 2013).

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

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 368 of 380 units at YISHUN SAPPHIRE. 85% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

85%

Free to sell now

314 of 368 tracked · past SSD

52%

Sitting on a gain

294 of 562 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 698 total recorded transactions.

							Sellable from
May 2026	Resale	$1,368,000	1,216	$1,125	3BR	—	Q2 2030
Apr 2026	Resale	$1,622,000	1,399	$1,159	4BR	—	Q2 2030
Apr 2026	Resale	$1,620,000	1,399	$1,158	4BR	—	Q2 2030
Mar 2026	Resale	$1,635,000	1,517	$1,078	4BR	—	Q1 2030
Mar 2026	Resale	$1,528,000	1,431	$1,068	4BR	—	Q1 2030
Feb 2026	Resale	$1,580,000	1,356	$1,165	4BR	—	Q1 2030
Feb 2026	Resale	$1,310,000	1,184	$1,106	3BR	—	Q1 2030
Feb 2026	Resale	$1,320,000	1,216	$1,086	3BR	—	Q1 2030
Jan 2026	Resale	$1,338,888	1,313	$1,020	3BR	—	Q1 2030
Jan 2026	Resale	$1,320,000	1,205	$1,095	3BR	—	Q1 2030

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

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

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Yishun Emerald	124 m	2026-06-01	Resale	$1,590,000	1,356	$1,173
Eight Courtyards	195 m	2026-06-01	Resale	$1,050,000	753	$1,394
Eight Courtyards	195 m	2026-06-01	Resale	$1,278,000	958	$1,334
Eight Courtyards	195 m	2026-06-01	Resale	$1,540,000	1,141	$1,350
1 Canberra	279 m	2026-06-01	Resale	$1,395,000	1,065	$1,310
1 Canberra	279 m	2026-06-01	Resale	$1,368,000	947	$1,445
1 Canberra	279 m	2026-06-01	Resale	$1,425,888	1,054	$1,353
Yishun Emerald	124 m	2026-05-01	Resale	$1,650,000	1,399	$1,179
Yishun Emerald	124 m	2026-05-01	Resale	$1,610,000	1,399	$1,151

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 SAPPHIRE

Beds

	01	02	03	04
12	#12-012,0454BR	#12-021,4323BR	#12-031,4323BR	#12-042,0454BR
11	#11-011,3244BR	#11-021,1523BR	#11-031,1633BR	#11-041,3354BR
10	#10-011,3464BR	#10-021,1733BR	#10-031,1843BR	#10-041,3564BR
09	#09-011,3564BR	#09-021,1843BR	#09-031,1953BR	#09-041,3674BR
08	#08-011,3784BR	#08-021,1843BR	#08-031,1953BR	#08-041,3894BR
07	#07-011,3994BR	#07-021,2063BR	#07-031,2163BR	#07-041,4104BR
06	#06-011,3994BR	#06-021,2063BR	#06-031,2163BR	#06-041,4104BR
05	#05-011,3994BR	#05-021,2063BR	#05-031,2163BR	#05-041,4104BR
04	#04-011,4104BR	#04-021,2063BR	#04-031,2163BR	#04-041,4214BR
03	#03-011,4214BR	#03-021,2063BR	#03-031,2163BR	#03-041,4324BR
02	#02-011,4214BR	#02-021,2063BR	#02-031,2163BR	#02-041,4324BR
01	#01-011,5394BR	#01-021,3133BR	#01-031,5183BR	#01-041,8194BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

80 realized resale exits at YISHUN SAPPHIRE over the 5y window — 80 profitable, 0 at a loss, averaging 3.07%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	6	22y 0m	2.55%
4BR	66	23y 2m	3.11%
5BR+	8	23y 8m	3.14%
Total	80	23y 1m	3.07%

Loss Distribution

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

1 of 80exits 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 SAPPHIRE. 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 SAPPHIRE today at ~$1,107 psf (the recent resale median — last 12 months, 18 sales)…

96.2%

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

n=368 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 SAPPHIRE, 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 SAPPHIRE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

16 within 1 km

Lowest

$549

psf

Average

$1,308

psf

Highest

$1,768

psf

This propertyNearby condo


124 m	Yishun Emerald	LH	2002	$1,081
195 m	Eight Courtyards	LH	2014	$1,325
279 m	1 Canberra	LH	2015	$1,294
310 m	The Watergardens At Canberra	LH	2026	$1,740
399 m	The Commodore	LH	2024	$1,768
426 m	Sembawang Springs Estate	FH	—	—
669 m	Kindol Gardens	FH	1988	$549
712 m	The Nautical	LH	2015	$1,233
714 m	D'Banyan	FH	2005	$1,129
724 m	The Sensoria	FH	2007	$1,200
744 m	Canberra Residences	LH	2013	$1,200
761 m	The Brownstone	LH	2017	$1,476
804 m	Parc Canberra	LH	2023	—
821 m	The Visionaire	LH	2018	$1,456
895 m	Seletaris	FH	2001	$1,302
945 m	Provence Residence	LH	2026	$1,552

Primary Schools Within 1 km / 2 km

Yishun Primary School≤ 1 km790 m
Ahmad Ibrahim Primary School≤ 1 km825 m
Chongfu SchoolWithin 1 km of blocks 46, 48, 50, 52 & 54 only≤ 1 km990 m
Xishan Primary School1–2 km1.09 km
Sembawang Primary School1–2 km1.18 km
Jiemin Primary School1–2 km1.39 km
Wellington Primary School1–2 km1.5 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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