Condo data

The Estuary

Yishun Avenue 199-year leaseholdURA data to Oct 2026

The development

Type
Condominium
Tenure
99-year leasehold from 2008, about 81 years left
Address
Yishun Avenue 1
District
District 27: Yishun, Sembawang
Market segment
OCR (Outside Central Region)
Deals on record
127 since Oct 2021: 0 new sales, 127 resales and sub sales

Prices at The Estuary by unit size

800 to 1,099 sqftS$1,236,000S$1,335 psf, 6 deals in 12 months
1,100 to 1,499 sqftS$1,550,000S$1,322 psf, 9 deals in 12 months
1,500 sqft and upS$2,100,000S$1,374 psf, 3 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$1,05010
2022-S$1,10229
2023-S$1,18825
2024-S$1,29834
2025-S$1,30614
2026-S$1,32215

Price by floor

FloorMedian psfDeals
01-05S$1,08238
06-10S$1,26243
11-15S$1,28242
16-20S$1,3084

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 20261,528 sqft11-15S$2,200,000
S$1,439 psf		Resale
Sept 20261,216 sqft01-05S$1,500,000
S$1,233 psf		Resale
Sept 2026904 sqft01-05S$1,100,000
S$1,217 psf		Resale
Aug 20261,302 sqft06-10S$1,840,000
S$1,413 psf		Resale
Aug 2026915 sqft06-10S$1,390,000
S$1,519 psf		Resale
Jul 20261,119 sqft11-15S$1,400,000
S$1,251 psf		Resale
Jun 20261,313 sqft11-15S$1,850,000
S$1,409 psf		Resale
May 20261,302 sqft01-05S$1,500,000
S$1,152 psf		Resale
Feb 20261,119 sqft11-15S$1,480,000
S$1,322 psf		Resale
Feb 20261,528 sqft06-10S$1,900,000
S$1,243 psf		Resale
Feb 20261,184 sqft11-15S$1,800,000
S$1,520 psf		Resale
Feb 2026926 sqft06-10S$1,260,000
S$1,361 psf		Resale
Jan 20261,302 sqft01-05S$1,550,000
S$1,190 psf		Resale
Jan 20261,528 sqft06-10S$2,100,000
S$1,374 psf		Resale
Jan 2026926 sqft11-15S$1,212,000
S$1,309 psf		Resale
Dec 2025904 sqft06-10S$1,305,000
S$1,443 psf		Resale
Nov 20251,302 sqft11-15S$1,968,000
S$1,511 psf		Resale
Nov 2025915 sqft01-05S$1,110,000
S$1,213 psf		Resale
Oct 2025926 sqft11-15S$1,260,000
S$1,361 psf		Resale
Sept 2025926 sqft06-10S$1,200,000
S$1,296 psf		Resale

Showing the latest 20 of 127 caveats lodged since Oct 2021.

Rent at The Estuary

1-bedroomS$2,750a month, median of 21 leases, S$2,550 to S$3,000
2-bedroomS$3,700a month, median of 39 leases, S$3,300 to S$4,600
3-bedroomS$4,500a month, median of 31 leases, S$4,000 to S$5,000
4-bedroomS$5,325a month, median of 2 leases, S$5,000 to S$5,650

The median rent in Q2 2026 was S$3.75 psf a month (the middle half of leases ran S$3.53 to S$4.19). Against the median sale price that is a gross yield of about 3.4% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

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What is your unit at The Estuary worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

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Common questions

How much is a unit at The Estuary?

Units at The Estuary sold for a median S$1,500,000 (S$1,342 psf) in the last 12 months. The most traded size, 1,100 to 1,499 sqft, went for a median S$1,550,000, from S$1,400,000 to S$1,968,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at The Estuary?

1-bedroom units rented for a median S$2,750 a month (21 leases); 2-bedroom units rented for a median S$3,700 a month (39 leases); 3-bedroom units rented for a median S$4,500 a month (31 leases); 4-bedroom units rented for a median S$5,325 a month (2 leases), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at The Estuary?

The Estuary is a 99-year leasehold that started in 2008, so about 81 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at The Estuary worth?

Recent deals at The Estuary for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near The Estuary

All condos in District 27 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.