⭐ #3 of Top 5 Transaction Districts 2026
📍 District 27 · Yishun / Sembawang · North Region
D27 Yishun & Sembawang
Singapore’s affordable-entry champion and #3 by transaction volume — driving demand from young families, BTO upgraders, and investors eyeing TEL Phase 5 connectivity.
📊 Free Indicative Price in 30 Sec →9.8%
Of All SG Transactions
#3 by volume
$612K
4-Rm HDB Median
▲ 3.1% YoY
$1,650
Condo psf Median
▲ 4.2% YoY
25 days
Avg Days on Market
Strong demand
Why Yishun & Sembawang Lead in 2026
- Most affordable mature/maturing estates: 4-room HDB from $560K, condos from $1.1M — entry-level for first-time buyers
- Thomson-East Coast Line (TEL) Phase 5: Springleaf, Lentor, and Mayflower stations operational since 2024-2025 — adding ~5-10% premium to nearby properties
- Sembawang Shipyard transformation: Future waterfront development zone — long-term capital appreciation play
- Sun Plaza, Northpoint City: Major retail anchors keeping the heartland vibrant
- Khoo Teck Puat Hospital + Yishun Polyclinic: Healthcare cluster drives long-stay tenant demand
- Schools cluster: Northland Primary, Chongfu School, Naval Base Sec — strong family-buyer demand
Recent D27 Transactions
Real Q1-Q2 2026 transaction data:
| Estate | Type | Sqft | Price | Date |
|---|---|---|---|---|
| Yishun Ring Rd | 4-Rm HDB | 968 | $612K | Apr 2026 |
| Sembawang Cresc | 5-Rm HDB | 1,184 | $745K | Apr 2026 |
| The Watergardens | 2BR Condo | 700 | $1.49M | Mar 2026 |
| Yishun Ave 5 | Executive HDB | 1,400 | $835K | Mar 2026 |
| Eight Courtyards | 3BR Condo | 1,066 | $1.78M | Feb 2026 |
| Sembawang Way | 4-Rm HDB | 968 | $582K | Feb 2026 |
What’s Happening in Yishun/Sembawang
🚇 Transport Wins
- TEL stations live: Springleaf (TE5), Lentor (TE6), Mayflower (TE7) — direct to CBD in 30 min
- Yishun MRT (NSL): Existing North-South Line connects to Orchard, Marina Bay
- Sembawang MRT (NSL): Direct line to CBD plus connecting buses to JB Causeway
🏗️ Major Developments
- Yishun Health Campus: Khoo Teck Puat + new specialty wing — major employment hub
- Sembawang Park rejuvenation: Waterfront recreation upgrade
- Northpoint City: Singapore’s largest suburban mall — keeps drawing footfall
🎓 Schools Driving Demand
- Chongfu School (top primary in north)
- Northland Primary & Secondary
- Naval Base Sec School
- Republic Polytechnic (Woodlands edge)