Resale Project Scorecard
Eight Courtyards
D27 · Sembawang, Yishun · 99-year leasehold · completed 2014 · 654 units
Grade S, 8.30 out of 10, the 8th highest score among 37 resale condos in District 27.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 83 yrs
- Resales, 12 months to Oct 2026
- 14
- To Canberra MRT
- 460 m
Artist's impression: Yishun Gold Pte Ltd
Eight Courtyards Score
- S
- Grade
- Score out of 10
- 8.30
- Highest score among 37 resale condos in District 27
- 8th
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +2.80% — top-quartile performance within its 2014-era cohort (87th percentile).
The district median is 6/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Ahmad Ibrahim Primary School at 0.40km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Ahmad Ibrahim Primary School
- Yishun Primary School
- Chongfu School
- Xishan Primary School
- Jiemin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
654 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%8/10
460 m from Canberra MRT (NS12) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%5/10
Rental yield of 3.40% — above-average income return.
The district median is 7/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.39km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 1/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why Eight Courtyards scores 8.30
Eight Courtyards scores 8.30 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 65th of 2,350 resale condos scored in Singapore and 8th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (2/10).
| Factor | This condoEight Courtyards | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 75% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 53% of district |
| Project Size16% | 10/10 | 8/10 | +0.32 | 69% of district |
| MRT Proximity13% | 8/10 | 7/10 | +0.13 | 53% of district |
| Rental Yield10% | 5/10 | 7/10 | −0.20 | 8% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 17% of district |
| Future Transformation6% | 2/10 | 1/10 | +0.06 | 53% of district |
Medians are across the 37 scored resale projects in District 27 (Sembawang, Yishun). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Eight Courtyards and a median-profile project (7.05). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Eight Courtyards Prices
By unit type at Eight Courtyards
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom861 sq ft | 861 sq ft | $1.05M to $1.21M | $1,394 psf | 3 |
| 3-bedroom1,141 sq ft | 1,141 sq ft | $1.28M to $1.66M | $1,374 psf | 10 |
Past transactions at Eight Courtyards
14 resales, Nov 2025 to Oct 2026 · median $1,396 psf · $1,050,000 to $1,980,000 · all 14 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 7 Aug 2026 | 18 Canberra Drive | 3 | #03-37373BR · Blk 18 | 3BR | 1,152 | $1,322 | $1,523,000 | Resale |
| 26 Jun 2026 | 10 Canberra Drive | 11 | #11-13133BR · Blk 10 | 3BR | 1,130 | $1,398 | $1,580,000 | Resale |
| 18 Jun 2026 | 18A Canberra Drive | 3 | #03-43433BR · Blk 18A | 3BR | 1,087 | $1,343 | $1,460,000 | Resale |
| 16 Jun 2026 | 16 Canberra Drive | 3 | #03-35352BR · Blk 16 | 2BR | 754 | $1,394 | $1,050,000 | Resale |
| 11 Jun 2026 | 18B Canberra Drive | 4 | #04-46463BR · Blk 18B | 3BR | 958 | $1,334 | $1,278,000 | Resale |
| 2 Jun 2026 | 18 Canberra Drive | 3 | #03-40403BR · Blk 18 | 3BR | 1,141 | $1,350 | $1,540,000 | Resale |
| 22 May 2026 | 10A Canberra Drive | 3 | #03-20204BR · Blk 10A | 4BR | 1,378 | $1,437 | $1,980,000 | Resale |
| 17 Apr 2026 | 18A Canberra Drive | 12 | #12-44443BR · Blk 18A | 3BR | 1,152 | $1,437 | $1,655,000 | Resale |
| 2 Apr 2026 | 6 Canberra Drive | 11 | #11-08082BR · Blk 6 | 2BR | 861 | $1,391 | $1,198,000 | Resale |
| 18 Mar 2026 | 18A Canberra Drive | 14 | #14-44443BR · Blk 18A | 3BR | 1,152 | $1,415 | $1,630,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2025 | — | — | $1,354 psf |
| Dec 2025 | 1 | — | $1,330 psf |
| Jan 2026 | 2 | $1,260 psf | $1,396 psf |
| Feb 2026 | 1 | — | $1,382 psf |
| Mar 2026 | 1 | — | $1,300 psf |
| Apr 2026 | 2 | $1,414 psf | $1,400 psf |
| May 2026 | 1 | — | $1,351 psf |
| Jun 2026 | 5 | $1,350 psf | $1,380 psf |
| Jul 2026 | — | — | $1,340 psf |
| Aug 2026 | 1 | — | $1,401 psf |
| Sep 2026 | — | — | $1,376 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 18 of 28 in D27 and 328 of 715 condos. See the most profitable condos in D27 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Eight Courtyards Rent
- Median rent a month
- $3,300 to $5,250
- Gross yield
- 3.3%
- Rental contracts
- 75
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,300 | $3,200 to $3,400 | 3.3% | 33 |
| 3-bedroom | $4,150 | $4,000 to $4,300 | 3.3% | 38 |
| 4-bedroom | $5,250 | — | — | 4 |
Rental contracts at Eight Courtyards
80 contracts, Sep 2025 to Aug 2026 · median $3,750 a month · $2,400 to $5,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,400 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $3,800 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,800 |
| Aug 2026 | 4BR | 1,300 to 1,400 sq ft | $5,500 |
| Aug 2026 | — | 600 to 700 sq ft | $2,700 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Eight Courtyards By stack
- Highest, stack 44
- $1,426 psf
- Lowest, stack 06
- $1,123 psf
- Stacks with 2+ resales
- 30
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,275 psf | 549 sq ft | Levels 3 to 13 | 3 |
| 02 | $1,388 psf | 452 sq ft | Levels 2 to 14 | 4 |
| 03 | $1,145 psf | 1,319 sq ft | Levels 1 to 9 | 2 |
| 05 | $1,159 psf | 861 sq ft | Levels 7 to 10 | 3 |
| 06 | $1,123 psf | 958 sq ft | Levels 4 to 12 | 4 |
| 08 | $1,161 psf | 861 sq ft | Levels 2 to 11 | 3 |
| 09 | $1,230 psf | 861 sq ft | Levels 2 to 8 | 2 |
| 11 | $1,191 psf | 915 sq ft | Levels 10 to 14 | 3 |
Show the other 22 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 12 | $1,132 psf | 861 sq ft | Levels 9 to 13 | 3 |
| 13 | $1,394 psf | 1,130 sq ft | Levels 11 to 13 | 3 |
| 18 | $1,161 psf | 861 sq ft | Levels 1 to 10 | 3 |
| 19 | $1,214 psf | 1,087 sq ft | Levels 2 to 11 | 2 |
| 20 | $1,296 psf | 1,378 sq ft | Levels 3 to 13 | 2 |
| 21 | $1,307 psf | 1,378 sq ft | Levels 6 to 13 | 4 |
| 22 | $1,269 psf | 1,087 sq ft | Levels 3 to 10 | 3 |
| 23 | $1,308 psf | 872 sq ft | Levels 2 to 13 | 3 |
| 24 | $1,139 psf | 1,141 sq ft | Levels 2 to 11 | 3 |
| 25 | $1,235 psf | 1,163 sq ft | Levels 7 to 9 | 2 |
| 29 | $1,249 psf | 969 sq ft | Levels 9 to 13 | 2 |
| 31 | $1,300 psf | 1,227 sq ft | Levels 8 to 14 | 2 |
| 33 | $1,284 psf | 1,012 sq ft | Levels 3 to 14 | 4 |
| 34 | $1,276 psf | 980 sq ft | Levels 4 to 8 | 3 |
| 37 | $1,351 psf | 1,152 sq ft | Levels 3 to 14 | 6 |
| 38 | $1,196 psf | 1,087 sq ft | Levels 4 to 10 | 2 |
| 39 | $1,265 psf | 958 sq ft | Levels 1 to 14 | 3 |
| 40 | $1,280 psf | 1,141 sq ft | Levels 3 to 15 | 4 |
| 43 | $1,269 psf | 1,087 sq ft | Levels 3 to 14 | 5 |
| 44 | $1,426 psf | 1,152 sq ft | Levels 12 to 14 | 2 |
| 45 | $1,319 psf | 1,141 sq ft | Levels 2 to 3 | 2 |
| 46 | $1,127 psf | 958 sq ft | Levels 2 to 6 | 5 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Eight Courtyards Floor plans
58 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 452 to 700 sq ft
2-Bedroom15 plans · 753 to 1,130 sq ft
3-Bedroom34 plans · 958 to 1,561 sq ft
4-Bedroom5 plans · 1,378 to 2,034 sq ft
Floor plans: Yishun Gold Pte Ltd, Eight Courtyards website. Developer's plans, approximate and subject to change.
Eight Courtyards Site plan
Every block in 3D, with the sun on each home →
Site plan: Yishun Gold Pte Ltd. Developer's illustration, not to scale and subject to change.
Eight Courtyards Notes
How these numbers are worked out
- Grade S places Eight Courtyards in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,396 psf at Eight Courtyards against $1,367 psf across District 27, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,322 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (14 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 14 resale caveats at Eight Courtyards ranged from $1,122 psf to $1,437 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Canberra MRT (NS12), 460 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 5 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Eight Courtyards for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.