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District 27 · Singapore

Yishun Sapphire

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,310 sq ft home in Yishun Sapphire

Comparable sales
Comparable-sale benchmarkS$1,368,000

S$1,320,000 – S$1,598,000

Middle 50% of recorded prices
17 comparable sales over 12 months

Recent comparable sale is S$252,000 higher than the benchmark.

18.4%above the benchmark
Recent comparable saleS$1,620,000
Comparable medianS$1,368,000
S$0S$2,200,000
Below range Within range Above range

Recorded sale from 2026-07. Add an asking price above to compare a home you are considering. The amber band covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,110
Comparable sales
17Past 12 months
Recorded PSF change
+4.4%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-09–2026-08
Yishun Sapphire quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 7438689931,1171,242 Q4 2021: S$843 / sq ft; 6 salesQ3 2024: S$1,044 / sq ft; 5 salesQ4 2024: S$1,057 / sq ft; 8 salesQ1 2025: S$1,098 / sq ft; 5 salesQ4 2025: S$1,125 / sq ft; 5 salesQ1 2026: S$1,095 / sq ft; 7 sales Q3 2021Q1 2024Q3 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20211Insufficient sales—
Q4 20216S$843S$826–861
Q1 20223Insufficient sales—
Q2 20221Insufficient sales—
Q3 20221Insufficient sales—
Q4 20221Insufficient sales—
Q1 20231Insufficient sales—
Q2 20230Insufficient sales—
Q3 20234Insufficient sales—
Q4 20231Insufficient sales—
Q1 20241Insufficient sales—
Q2 20242Insufficient sales—
Q3 20245S$1,044S$1,037–1,045
Q4 20248S$1,057S$1,037–1,072
Q1 20255S$1,098S$1,061–1,100
Q2 20253Insufficient sales—
Q3 20251Insufficient sales—
Q4 20255S$1,125S$1,108–1,129
Q1 20267S$1,095S$1,076–1,108
Q2 20263Insufficient sales—
Q3 20262Insufficient sales—

Price versus other developments

District 27 · 99-year leasehold

Yishun SapphireS$1,110

17 sales · This development

The Miltonia ResidencesS$1,151

5 sales

Yishun EmeraldS$1,171

7 sales

Orchid Park CondominiumS$1,021

10 sales

Skies MiltoniaS$1,214

5 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 27 transactions

LowerHigher23 / 100

Price percentile

7.5% below the district 27 median of S$1,199 / sq ft.

Based on 62 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 27 resale prices for similar-sized homes

62 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$837–938 / sq ft: 2 salesS$938–1,040 / sq ft: 9 salesS$1,040–1,141 / sq ft: 7 salesS$1,141–1,243 / sq ft: 19 salesS$1,243–1,344 / sq ft: 8 salesS$1,344–1,446 / sq ft: 8 salesS$1,446–1,547 / sq ft: 4 salesS$1,547–1,649 / sq ft: 1 salesS$1,649–1,750 / sq ft: 1 salesS$1,750–1,852 / sq ft: 3 salesS$837S$1,852 / sq ft
Yishun Sapphire: S$1,110 / sq ftMarket median: S$1,199 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$837–9382
S$938–1,0409
S$1,040–1,1417
S$1,141–1,24319
S$1,243–1,3448
S$1,344–1,4468
S$1,446–1,5474
S$1,547–1,6491
S$1,649–1,7501
S$1,750–1,8523

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 3 sales (15.8%)1,200–1,799 sq ft: 16 sales (84.2%)1,800 sq ft and above: 0 sales (0.0%)19recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
315.8%
1,200–1,799 sq ft
1684.2%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,114–1,507 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-071410 sq ft1–5S$1,620,000S$1,149
2026-071163 sq ft11–15S$1,250,000S$1,075
2026-051216 sq ft1–5S$1,368,000S$1,125
2026-041399 sq ft1–5S$1,620,000S$1,158
2026-041399 sq ft6–10S$1,622,000S$1,159
2026-031432 sq ft1–5S$1,528,000S$1,067
2026-021356 sq ft11–15S$1,580,000S$1,165
2026-021184 sq ft11–15S$1,310,000S$1,106

Up to eight recent matching sales shown; the recent comparison contains 17 matching sales in this window. The history chart also includes older matching sales. View all 75 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Yishun Sapphire 75 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Yishun SapphireCondominium96 m²1–5S$1,103,000S$1,067
2026-07Yishun SapphireCondominium131 m²1–5S$1,620,000S$1,149
2026-07Yishun SapphireCondominium108 m²11–15S$1,250,000S$1,075
2026-05Yishun SapphireCondominium113 m²1–5S$1,368,000S$1,125
2026-04Yishun SapphireCondominium130 m²6–10S$1,622,000S$1,159
2026-04Yishun SapphireCondominium130 m²1–5S$1,620,000S$1,158
2026-03Yishun SapphireCondominium141 m²1–5S$1,635,000S$1,077
2026-03Yishun SapphireCondominium133 m²1–5S$1,528,000S$1,067
2026-02Yishun SapphireCondominium126 m²11–15S$1,580,000S$1,165
2026-02Yishun SapphireCondominium113 m²6–10S$1,320,000S$1,085
2026-02Yishun SapphireCondominium110 m²11–15S$1,310,000S$1,106
2026-01Yishun SapphireCondominium113 m²6–10S$1,350,000S$1,110
2026-01Yishun SapphireCondominium122 m²1–5S$1,338,888S$1,020
2026-01Yishun SapphireCondominium112 m²1–5S$1,320,000S$1,095
2025-12Yishun SapphireCondominium123 m²11–15S$1,620,000S$1,224
2025-12Yishun SapphireCondominium134 m²1–5S$1,598,000S$1,108
2025-12Yishun SapphireCondominium113 m²6–10S$1,368,000S$1,125
2025-11Yishun SapphireCondominium130 m²6–10S$1,580,000S$1,129
2025-10Yishun SapphireCondominium112 m²1–5S$1,290,000S$1,070
2025-08Yishun SapphireCondominium190 m²11–15S$2,095,000S$1,024

Explore the neighbourhood

What’s around Yishun Sapphire — before you book a viewing.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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