Yishun Sapphire is Canberra Drive’s value entry: a 380-unit, 7-block estate trading at a median $1,096 psf, one of the cheapest tickets on the whole street. Frasers Centrepoint completed the 99-year leasehold project in 2001, and its 16-storey blocks sit next to its twin estate, Yishun Emerald.
Canberra MRT (NS12) is the connectivity story. The station is under 500m from the estate on the North South Line, an easy walk that puts Yishun and Sembawang’s town centres within a couple of stops.
Four primary schools sit inside the 1km priority band: Ahmad Ibrahim Primary School, Chongfu School, Xishan Primary School and Yishun Primary School. Under MOE’s P1 registration framework, home-school distance decides ballot priority in the later phases, and our P1 registration guide walks through how the phases work.
The unit mix runs family-first: 43 two-bedders, 225 three-bedders and 112 four-bedders across the 7 blocks and 28 stacks. That skews the estate firmly toward households upsizing out of an HDB flat rather than singles or couples buying their first home.
On tenure: the 99-year lease runs from 1998, which leaves roughly 71 years as of 2026. That is a genuine consideration at this price point, and it is exactly the trade the sections below put a number on.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 43 | 958 - 1,141 | 11.32% | B1 - B4 |
| 3 Bedroom | 225 | 1,152 - 1,518 | 59.21% | B1, C1 - C6, D2 |
| 4 Bedroom | 112 | 1,324 - 2,045 | 29.47% | B1, C1 - C5, D1 - D12, E1, E2 |
| Overall | 380 | 958 - 2,045 | 100.00% |
Canberra Drive’s subzone holds 4 condo projects and prices them by age. Yishun Sapphire, the oldest of the four, sits at the bottom of that ladder on psf while carrying the largest 3- and 4-bedroom count in the pocket. The sections below put numbers on that position.
Most Yishun Sapphire resale transactions fall between $1,033 and $1,158 psf, with a median of $1,096 psf. That covers 28 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The subzone comparison tells the real story. Over the same 2 years, 1 Canberra (TOP 2015) traded at a median $1,303 psf and Eight Courtyards (2014) at $1,356 psf, both without live pages to link. Against those two, Yishun Sapphire’s discount runs 16 to 19% for the same MRT and school belt. Its twin, Yishun Emerald (2002), trades almost identically at $1,092 psf, the closest comparable on the street.
Recent prints, as of 2026: a 1,313 sqft unit at $1,338,888 in January, a 1,356 sqft unit at $1,580,000 in February, and a 1,399 sqft unit at $1,622,000 in April. The spread across those 3 prints, roughly $1,020 to $1,165 psf, shows how much floor and stack still move the price at this estate.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The size ladder the record confirms, priced at the $1,096 psf median:
2-bedders, 958 to 1,033 sqft, 1 or 2 baths: about $1.05M to $1.13M.
That is the only bedroom band with confirmed floor plan sizes on file. The 225 three-bedders and 112 four-bedders, which together make up 82% of the estate, do not carry a verified sqft ladder in this record. The 2026 recent prints above, running 1,162 to 1,517 sqft, give the best available sense of what those larger stacks are trading at, but they are transaction records, not a confirmed floor plan set.
Where sizes are confirmed, the 2-bedders read as genuinely usable, not compact-format units: 958 sqft with 2 baths in some stacks is closer to what newer projects sell as a 3-bedder. That is the estate’s real product argument even before price enters the conversation.
Supply: the subzone holds 4 condo projects totalling 2,135 units, Yishun Sapphire, Yishun Emerald, 1 Canberra and Eight Courtyards. Nothing has launched here since 1 Canberra completed in 2015, and this record shows no new project in the pipeline for the immediate pocket.
Demand: Yishun town carries about 44,423 four-room, five-room and executive HDB flats already past their Minimum Occupation Period, a large ready pool of upgraders. The math works at this price point: the median Yishun 4-room resale sold for $555,000 and the median 5-room for $699,000 over the period on record, so a paid-up 4-room flat covers roughly half the quantum of a 2-bedder here.
Rental: across the 2 bedroom types with data on file, 32 leases were signed since January 2025. Two-bedders let at a median $3,100 a month, three-bedders at $3,900, and four-bedders at $4,450. Working those rents against recent transacted prices puts gross yields at roughly 3.3% to 3.6%, a derived range worth checking against the specific stack.
The honest take: this is the oldest estate on Canberra Drive, so renovation budgets belong in any offer, and 71 years of lease deserves a check against your exit horizon before quantum alone decides the deal. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is planned for the wider corridor.
HDB upgraders working with a tighter quantum, families balloting for Ahmad Ibrahim, Chongfu, Xishan or Yishun Primary, and buyers who want the biggest floor plate the Canberra Drive pocket has to offer at the lowest entry price. The 3- and 4-bedroom depth suits multi-generation households more than any other estate in the subzone.
Buyers who want a newer building with less renovation ahead should look to Canberra Crescent Residences, The Commodore or The Watergardens at Canberra nearby in the district, all at a premium over this price. For everyone else chasing space over polish, Yishun Sapphire is the corridor’s value floor.
Thinking about Yishun Sapphire?
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Yishun Sapphire has 7 blocks of 16 storeys.
Yishun Sapphire rises 16 storeys across 7 blocks.
Yishun Sapphire has 380 residential units.
Yishun Sapphire offers 2 Bedroom (958 to 1,141 sqft), 3 Bedroom (1,152 to 1,518 sqft), 4 Bedroom (1,324 to 2,045 sqft).
The floor plans we hold for Yishun Sapphire are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Yishun Sapphire sits on a site of about 22,393 sqm (roughly 241,000 sqft).
Yishun Sapphire is 99-year leasehold (lease from Feb 1998).
No, Yishun Sapphire is a 99-year leasehold development (lease from Feb 1998).
Yishun Sapphire is developed by Frasers Centrepoint.
Yishun Sapphire is at 40 Canberra Drive, Singapore 768433 – about 350m from Canberra MRT (NS12).
Yishun Sapphire is in District 27 (Yishun, Sembawang), in the Outside Central Region (OCR).
The nearest MRT is Canberra (NS12), about 350m away.
Schools within 1km of Yishun Sapphire: Ahmad Ibrahim Primary School, Chongfu School, Xishan Primary School, Yishun Primary School.
Primary schools within 2km of Yishun Sapphire: Ahmad Ibrahim Primary School, Chongfu School, Xishan Primary School, Yishun Primary School, Canberra Primary School, Huamin Primary School, Jiemin Primary School and Sembawang Primary School. Of these, Ahmad Ibrahim Primary School, Chongfu School, Xishan Primary School and Yishun Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Ahmad Ibrahim Secondary School, Yishun Town Secondary School, Northland Secondary School and Yishun Secondary School.
Shopping malls within about 2km of Yishun Sapphire include Canberra Plaza, Sembawang Shopping Centre, Junction Nine, Northpoint City and Sun Plaza.
Yes – parks within about 2km of Yishun Sapphire include Yishun Park Connector, Jalan Kemuning Park, Jalan Sendudok Park, Yishun Neighbourhood Park and Canberra Park Connector.
Based on transactions in the last 12 months, PSF ranges from about $946 to $1,224.
Based on recent transactions, 2 Bedroom units start from about $1.01M, 3 Bedrooms from about $1.34M, 4 Bedrooms from about $1.6M.
Yishun Sapphire has seen average rental yields of about 3.3% based on recent transactions, and the nearest MRT, Canberra (NS12), is about 350m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Yishun Sapphire is a good fit for school-focused families – Ahmad Ibrahim Primary School, Chongfu School, Xishan Primary School, Yishun Primary School are within 1km.
Yishun Sapphire is a 99-year leasehold condominium in District 27 developed by Frasers Centrepoint, comprising 380 units across 7 blocks. It obtained TOP in 2001.
Yishun Sapphire obtained TOP in 2001.
Yishun Sapphire is fully completed – TOP was obtained in 2001. Units are now available on the resale market.
Yes. Foreigners can buy Yishun Sapphire because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Yishun Sapphire is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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