condo · 768433
Yishun Sapphire
Project page · 99-year lease from 1998
Indicative value range
S$1,305,483 – S$1,375,350
Indicative mid S$1,337,935 · S$1,100 psf
Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Yishun Sapphire | 01-05 | 1,033 sqft | S$1,103,000 | S$1,067 psf | ×1.000 | S$1,067 psf |
| Jul 2026 | Yishun Sapphire | 11-15 | 1,163 sqft | S$1,250,000 | S$1,075 psf | ×1.000 | S$1,075 psf |
| Jul 2026 | Yishun Sapphire | 01-05 | 1,410 sqft | S$1,620,000 | S$1,149 psf | ×1.000 | S$1,149 psf |
| May 2026 | Yishun Sapphire | 01-05 | 1,216 sqft | S$1,368,000 | S$1,125 psf | ×1.000 | S$1,125 psf |
How accurate is this estimate for Yishun Sapphire?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Yishun Sapphire since.
- Median error
- 3.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.50% gross yield
S$46,800 of rent a year against the estimate above · 0.15 points above flats like it
Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 29 of them.
In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,500 |
| Q3 2026 | 1100-1200 sqft | 3 | Non-landed Properties | S$4,500 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,000 |
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,450 |
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,450 |
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,200 |
| Q2 2026 | 1400-1500 sqft | 3 | Non-landed Properties | S$4,400 |
| Q2 2026 | 1300-1400 sqft | 4 | Non-landed Properties | S$4,200 |
median of 29 URA rental contracts at Yishun Sapphire within a quarter of 113 sqm, since 2025Q4.
Buying or selling at S$1,337,935?
Buying: Stamp duty on S$1,337,935 · Cash and CPF needed on S$1,337,935 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,337,935.
Each opens with this figure filled in; change anything there.
Primary schools near 40 Canberra Drive
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ahmad Ibrahim Primary School · 732 m · no 2025 Phase 2C ballot
- Yishun Primary School · 795 m · no 2025 Phase 2C ballot
- Chongfu School · 900 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Xishan Primary School · 1,037 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Sembawang Primary School · 1,082 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jiemin Primary School · 1,313 m · no 2025 Phase 2C ballot
- Wellington Primary School · 1,462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 1,907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Yishun Sapphire · 01-05 · Condominium · 70 years left | 1,033 sqft | S$1,103,000 | S$1,067 psf |
| Jul 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,410 sqft | S$1,620,000 | S$1,149 psf |
| Jul 2026 | Yishun Sapphire · 11-15 · Condominium · 71 years left | 1,163 sqft | S$1,250,000 | S$1,075 psf |
| May 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,216 sqft | S$1,368,000 | S$1,125 psf |
| Apr 2026 | Yishun Sapphire · 06-10 · Condominium · 71 years left | 1,399 sqft | S$1,622,000 | S$1,159 psf |
| Apr 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,399 sqft | S$1,620,000 | S$1,158 psf |
| Mar 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,432 sqft | S$1,528,000 | S$1,067 psf |
| Mar 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,518 sqft | S$1,635,000 | S$1,077 psf |
| Feb 2026 | Yishun Sapphire · 11-15 · Condominium · 71 years left | 1,356 sqft | S$1,580,000 | S$1,165 psf |
| Feb 2026 | Yishun Sapphire · 11-15 · Condominium · 71 years left | 1,184 sqft | S$1,310,000 | S$1,106 psf |
| Feb 2026 | Yishun Sapphire · 06-10 · Condominium · 71 years left | 1,216 sqft | S$1,320,000 | S$1,085 psf |
| Jan 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,206 sqft | S$1,320,000 | S$1,095 psf |
| Jan 2026 | Yishun Sapphire · 06-10 · Condominium · 71 years left | 1,216 sqft | S$1,350,000 | S$1,110 psf |
| Jan 2026 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,313 sqft | S$1,338,888 | S$1,020 psf |
| Dec 2025 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,442 sqft | S$1,598,000 | S$1,108 psf |
| Dec 2025 | Yishun Sapphire · 11-15 · Condominium · 71 years left excluded: outlier | 1,324 sqft | S$1,620,000 | S$1,224 psf |
| Dec 2025 | Yishun Sapphire · 06-10 · Condominium · 71 years left | 1,216 sqft | S$1,368,000 | S$1,125 psf |
| Nov 2025 | Yishun Sapphire · 06-10 · Condominium · 71 years left | 1,399 sqft | S$1,580,000 | S$1,129 psf |
| Oct 2025 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,206 sqft | S$1,290,000 | S$1,070 psf |
| Aug 2025 | Yishun Sapphire · 01-05 · Condominium · 71 years left | 1,507 sqft | S$1,600,000 | S$1,062 psf |
| Aug 2025 | Yishun Sapphire · 11-15 · Condominium · 71 years left | 2,045 sqft | S$2,095,000 | S$1,024 psf |
| Jul 2025 | Yishun Sapphire · 11-15 · Condominium · 72 years left excluded: outlier | 1,195 sqft | S$1,130,000 | S$946 psf |
| Jun 2025 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,216 sqft | S$1,293,000 | S$1,063 psf |
| May 2025 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,184 sqft | S$1,268,000 | S$1,071 psf |
| May 2025 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,410 sqft | S$1,583,000 | S$1,123 psf |
| Mar 2025 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,432 sqft | S$1,575,000 | S$1,100 psf |
| Mar 2025 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,278,888 | S$1,061 psf |
| Feb 2025 | Yishun Sapphire · 11-15 · Condominium · 72 years left | 1,345 sqft | S$1,530,000 | S$1,137 psf |
| Jan 2025 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,250,000 | S$1,037 psf |
| Jan 2025 | Yishun Sapphire · 11-15 · Condominium · 72 years left | 1,184 sqft | S$1,300,000 | S$1,098 psf |
| Dec 2024 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,195 sqft | S$1,268,888 | S$1,062 psf |
| Nov 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,250,000 | S$1,037 psf |
| Nov 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,240,000 | S$1,029 psf |
| Nov 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,399 sqft | S$1,530,000 | S$1,093 psf |
| Nov 2024 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,173 sqft | S$1,250,000 | S$1,065 psf |
| Nov 2024 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,280,000 | S$1,052 psf |
| Oct 2024 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,195 sqft | S$1,320,000 | S$1,105 psf |
| Oct 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,216 sqft | S$1,260,000 | S$1,036 psf |
| Sept 2024 | Yishun Sapphire · 11-15 · Condominium · 72 years left | 1,389 sqft | S$1,450,000 | S$1,044 psf |
| Sept 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,023 sqft | S$1,010,000 | S$988 psf |
| Sept 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,250,000 | S$1,037 psf |
| Sept 2024 | Yishun Sapphire · 06-10 · Condominium · 72 years left | 1,378 sqft | S$1,440,000 | S$1,045 psf |
| Aug 2024 | Yishun Sapphire · 01-05 · Condominium · 72 years left excluded: outlier | 1,195 sqft | S$1,026,000 | S$859 psf |
| Jul 2024 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,152 sqft | S$1,220,000 | S$1,059 psf |
| Jun 2024 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,345 sqft | S$1,500,000 | S$1,115 psf |
| Jun 2024 | Yishun Sapphire · 01-05 · Condominium · 73 years left | 1,518 sqft | S$1,360,000 | S$896 psf |
| Jun 2024 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,432 sqft | S$1,410,000 | S$985 psf |
| May 2024 | Yishun Sapphire · 01-05 · Condominium · 73 years left | 1,518 sqft | S$1,380,000 | S$909 psf |
| Mar 2024 | Yishun Sapphire · 01-05 · Condominium · 73 years left | 1,216 sqft | S$1,226,000 | S$1,008 psf |
| Nov 2023 | Yishun Sapphire · 06-10 · Condominium · 73 years left | 1,195 sqft | S$1,280,000 | S$1,071 psf |
| Sept 2023 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,356 sqft | S$1,500,000 | S$1,106 psf |
| Aug 2023 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,184 sqft | S$1,188,000 | S$1,003 psf |
| Aug 2023 | Yishun Sapphire · 11-15 · Condominium · 73 years left | 1,184 sqft | S$1,250,000 | S$1,056 psf |
| Aug 2023 | Yishun Sapphire · 01-05 · Condominium · 73 years left excluded: outlier | 1,033 sqft | S$957,000 | S$926 psf |
| Aug 2023 | Yishun Sapphire · 01-05 · Condominium · 73 years left | 1,399 sqft | S$1,300,000 | S$929 psf |
| Mar 2023 | Yishun Sapphire · 11-15 · Condominium · 74 years left excluded: outlier | 1,184 sqft | S$1,193,888 | S$1,008 psf |
| Mar 2023 | Yishun Sapphire · 01-05 · Condominium · 74 years left | 1,539 sqft | S$1,450,000 | S$942 psf |
| Dec 2022 | Yishun Sapphire · 01-05 · Condominium · 74 years left | 1,216 sqft | S$1,150,000 | S$945 psf |
| Oct 2022 | Yishun Sapphire · 01-05 · Condominium · 74 years left | 1,033 sqft | S$958,888 | S$928 psf |
| Jul 2022 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,184 sqft | S$1,100,000 | S$929 psf |
| May 2022 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,819 sqft | S$1,550,000 | S$852 psf |
| Apr 2022 | Yishun Sapphire · 11-15 · Condominium · 75 years left | 1,432 sqft | S$1,100,000 | S$768 psf |
| Mar 2022 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,033 sqft | S$885,000 | S$856 psf |
| Mar 2022 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,432 sqft | S$1,275,000 | S$891 psf |
| Mar 2022 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,399 sqft | S$1,250,000 | S$893 psf |
| Feb 2022 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,399 sqft | S$1,190,000 | S$850 psf |
| Feb 2022 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,518 sqft | S$1,168,000 | S$770 psf |
| Dec 2021 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,356 sqft | S$1,175,000 | S$866 psf |
| Dec 2021 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,001 sqft | S$810,000 | S$809 psf |
| Nov 2021 | Yishun Sapphire · 11-15 · Condominium · 75 years left | 1,184 sqft | S$995,000 | S$840 psf |
| Nov 2021 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,206 sqft | S$990,000 | S$821 psf |
| Nov 2021 | Yishun Sapphire · 06-10 · Condominium · 75 years left | 1,378 sqft | S$1,200,000 | S$871 psf |
| Nov 2021 | Yishun Sapphire · 11-15 · Condominium · 75 years left | 1,335 sqft | S$1,128,000 | S$845 psf |
| Oct 2021 | Yishun Sapphire · 01-05 · Condominium · 75 years left | 1,216 sqft | S$965,000 | S$793 psf |
See more
Showing 74 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q3 2026 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.91 psf |
| Q3 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q3 2026 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,450 | S$3.29 psf |
| Q3 2026 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,450 | S$3.29 psf |
| Q3 2026 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.05 psf |
| Q2 2026 | Yishun Sapphire · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.03 psf |
| Q2 2026 | Yishun Sapphire · 1300-1400 sqft · 4 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q2 2026 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q2 2026 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,500 | S$3.04 psf |
| Q1 2026 | Yishun Sapphire · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,400 | S$3.03 psf |
| Q1 2026 | Yishun Sapphire · 1300-1400 sqft · 4 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q1 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,050 | S$3.24 psf |
| Q1 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q1 2026 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.39 psf |
| Q1 2026 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q1 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,550 | S$2.84 psf |
| Q1 2026 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,500 | S$2.80 psf |
| Q1 2026 | Yishun Sapphire · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,100 | S$2.70 psf |
| Q4 2025 | Yishun Sapphire · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,600 | S$3.17 psf |
| Q4 2025 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,275 | S$3.72 psf |
| Q4 2025 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q4 2025 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,500 | S$3.04 psf |
| Q4 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,450 | S$3.29 psf |
| Q4 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,450 | S$3.29 psf |
| Q4 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q4 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q4 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$2,000 | S$1.90 psf |
| Q3 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.24 psf |
| Q3 2025 | Yishun Sapphire · 1300-1400 sqft · 2 bed · Non-landed Properties | S$3,000 | S$2.22 psf |
| Q3 2025 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,000 | S$2.86 psf |
| Q2 2025 | Yishun Sapphire · 1400-1500 sqft · 4 bed · Non-landed Properties | S$4,500 | S$3.10 psf |
| Q2 2025 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q1 2025 | Yishun Sapphire · 1300-1400 sqft · 4 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q1 2025 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q1 2025 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.12 psf |
| Q1 2025 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.12 psf |
| Q1 2025 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,500 | S$3.04 psf |
| Q1 2025 | Yishun Sapphire · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,100 | S$2.70 psf |
| Q4 2024 | Yishun Sapphire · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q4 2024 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q4 2024 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.30 psf |
| Q4 2024 | Yishun Sapphire · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.05 psf |
| Q3 2024 | Yishun Sapphire · 1300-1400 sqft · 4 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2024 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q3 2024 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.57 psf |
| Q3 2024 | Yishun Sapphire · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.30 psf |
| Q3 2024 | Yishun Sapphire · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q3 2024 | Yishun Sapphire · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.16 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 65 years | S$1,308,092 | S$1,444,239 | S$1,591,494 | S$1,636,370 |
| 10 years | 60 years | S$1,251,456 | S$1,525,518 | S$1,852,461 | S$1,958,402 |
| 20 years | 50 years | S$1,102,524 | S$1,638,292 | S$2,415,765 | S$2,699,981 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.