Yishun Property Guide: Affordable North Region Housing in District 27
Updated 2026-09-06
Yishun is one of Singapore's most affordable mature towns, sitting 12% below the national median resale price despite strong amenities anchored by Northpoint City and Khoo Teck Puat Hospital. With 10,000 new homes planned at Chencharu and the North-South Corridor under way, the town's value position in District 27 is set to shift.
What is it like living in Yishun?
Yishun is a large, well-established HDB town in Singapore's North Region, falling within postal District 27. It combines the affordability of a non-central location with a mature set of amenities that most newer estates lack.
The commercial heart is Northpoint City, the largest shopping mall in northern Singapore with over 400 tenants including NTUC FairPrice, DON DON DONKI, and Harvey Norman. It connects directly to Yishun MRT station and the air-conditioned bus interchange. A second mall, Junction Nine at 18 Yishun Avenue 9, adds a Sheng Siong supermarket and everyday retail along Yishun Ring Road.
Green space is generous. Yishun Park covers 14 hectares with a dog run, playground, and fitness stations. It links via an elevated bridge to Yishun Pond Park, whose observation tower and therapeutic garden sit alongside Khoo Teck Puat Hospital. Lower Seletar Reservoir Park offers kayaking, a water play area, and a 1.3 km jogging track along the waterfront.
How well connected is Yishun to the city?
Yishun MRT station (NS13) sits on the North South Line, putting Raffles Place roughly 35 minutes away with no transfer required. The Yishun Integrated Transport Hub, opened in 2019, is built into Northpoint City and serves over 30 bus routes operated by SBS Transit, Go-Ahead Singapore, and Tower Transit.
By road, Yishun feeds onto the Seletar Expressway, which connects to the CTE for a direct drive into the CBD and to the TPE heading east towards Changi. The North-South Corridor, currently under construction, will add a dedicated bus lane and cycling trunk route linking the northern towns to the city centre, further shortening commute times.
What houses are for sale in Yishun?
Yishun's housing stock is overwhelmingly HDB, built from the late 1970s through to recent BTO completions. Yishun Ring Road alone accounts for 156 blocks and over 12,800 units spanning every flat type from studio apartments to executive maisonettes. Streets frequently searched by buyers, such as Yishun Street 11, Yishun Avenue 5, Yishun Avenue 6, and Yishun Avenue 7, are part of this same mature HDB precinct with three-room to five-room flats from the 1980s and 1990s.
On Hombble, the current average asking price across four live listings is S$718,750, with an average size of 1,006 sqft and a blended rate of S$820 per square foot. The mix is three HDB flats and one condominium.
For buyers searching for a Yishun maisonette, executive maisonettes do exist in the town, concentrated along Yishun Ring Road at blocks such as 328, 352, and 356. These two-storey units of 1,500 to 1,700 sqft are mostly listed below S$1 million, making them among the most affordable large-format HDB homes in Singapore. The postal code 764513, which appears in local searches, corresponds to Block 513D Yishun Street 51, part of the Saraca Breeze development completed in 2018 near Khatib MRT.
Schools and healthcare
Yishun has ten primary schools, including Northland, North View, and Huamin, which are among the most popular in the area for Phase 1 registration. Secondary options include Chung Cheng High School (Yishun), Ahmad Ibrahim Secondary, and Yishun Town Secondary School.
Healthcare is a genuine strength. Khoo Teck Puat Hospital is a 795-bed acute care facility serving over 550,000 residents across the north, located a short walk from Yishun MRT. The adjacent Yishun Community Hospital provides step-down and rehabilitation care.
What is the outlook for Yishun property?
Yishun resale prices have grown 33 to 49 per cent over the past five years, yet the town's median of around S$547,000 remains roughly 12 per cent below the national figure. That gap, combined with high transaction liquidity across 640 blocks, makes Yishun a value entry point in the North Region compared to Woodlands and Sembawang.
The URA Draft Master Plan 2025 introduces several catalysts. Chencharu, a new 70-hectare precinct, is planned to deliver around 10,000 homes by 2040, with its first BTO project already launched. The former Orchid Country Club site has been earmarked for future residential development, and the North-South Corridor will improve both road and public transport access to the city centre. Yishun is also included in HDB's October 2026 BTO exercise. For a mature town with established infrastructure, these additions suggest steady demand ahead.