SGrade

Resale Project Scorecard

North Park Residences

D27 · Sembawang, Yishun · 99-year leasehold · completed 2018 · 920 units

Grade S, 8.08 out of 10, the 10th 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: 88 yrs
Resales, 12 months to Oct 2026: 21
To Yishun MRT: 100 m

Background: Sembawang, Yishun, not this condo. Photo credits

North Park Residences Score

S
Grade
Score out of 10: 8.08
Highest score among 37 resale condos in District 27: 10th

Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.

Project's Historical Performance25%8/10

Avg Ann. of +3.53% — top-quartile performance within its 2018-era cohort (74th percentile).

The district median is 6/10.

Primary School Effect20%10/10

7 primary schools within 1km (nearest: Xishan Primary School at 0.48km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Xishan Primary School
Jiemin Primary School
Yishun Primary School
Ahmad Ibrahim Primary School
Northland Primary School
Huamin Primary School
Peiying 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%8/10

920 units — good project size supporting active resale market and adequate facilities.

The district median is 8/10.

MRT Proximity13%10/10

100 m from Yishun MRT (NS13) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 7/10.

Rental Yield10%7/10

Rental yield of 3.80% — strong income return.

The district median is 7/10.

Tenure10%8/10

99YR tenure — about 88 years remaining — no near-term decay concern.

The district median is 8/10.

Future Transformation6%0/10

No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.

The district median is 1/10.

Scores updated October 2026. On the map →

Why North Park Residences scores 8.08

North Park Residences scores 8.08 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 89th of 2,350 resale condos scored in Singapore and 10th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (0/10).

Factor	This condoNorth Park Residences	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	8/10	6/10	+0.50	64% of district
Primary School Effect20%	10/10	9/10	+0.20	53% of district
Project Size16%	8/10	8/10	±0.00	25% of district
MRT Proximity13%	10/10	7/10	+0.39	97% of district
Rental Yield10%	7/10	7/10	±0.00	50% of district
Tenure10%	8/10	8/10	±0.00	17% of district
Future Transformation6%	0/10	1/10	−0.06	0% 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 North Park Residences 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.

North Park Residences Prices

By unit type at North Park Residences

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom495 sq ft	495 sq ft	$800,888 to $1.24M	$1,865 psf	4
2-bedroom775 sq ft	775 sq ft	$1.10M to $1.90M	$1,851 psf	7
3-bedroom942 sq ft	942 sq ft	$1.61M to $2.19M	$1,966 psf	8
4-bedroom1,249 sq ft	1,249 sq ft	$2.30M	$1,845 psf	2

Past transactions at North Park Residences

Unit

21 resales, Nov 2025 to Oct 2026 · median $1,938 psf · $800,888 to $2,420,000 · 20 of the 20 with a purchase on record sold at a profit

								Sale
24 Sep 2026	29 Yishun Central 1	4	#04-63634BR · Blk 29	4BR	1,249	$1,938	$2,420,000	Resale
17 Aug 2026	23 Yishun Central 1	8	#08-50503BR · Blk 23	3BR	1,001	$2,008	$2,010,000	Resale
13 Aug 2026	15 Yishun Central 1	11	#11-16163BR · Blk 15	3BR	872	$1,970	$1,718,000	Resale
28 Jul 2026	15 Yishun Central 1	9	#09-03031BR · Blk 15	1BR	560	$1,787	$1,000,000	Resale
24 Jul 2026	31 Yishun Central 1	7	#07-66662BR · Blk 31	2BR	969	$1,961	$1,900,000	Resale
23 Jul 2026	17 Yishun Central 1	5	#05-30302BR · Blk 17	2BR	624	$1,951	$1,218,000	Resale
11 Jun 2026	23 Yishun Central 1	4	#04-47472BR · Blk 23	2BR	657	$1,675	$1,100,000	Resale
22 May 2026	15 Yishun Central 1	11	#11-22223BR · Blk 15	3BR	829	$1,945	$1,612,000	Resale
14 May 2026	23 Yishun Central 1	10	#10-51511BR · Blk 23	1BR	635	$1,953	$1,240,000	Resale
30 Apr 2026	33 Yishun Central 1	4	#04-71712BR · Blk 33	2BR	775	$1,742	$1,350,000	Resale

Median PSF by month

North Park ResidencesD27, all resale condos

Show as a table

Period	Sales	Median PSF	D27
Nov 2025	1	—	$1,354 psf
Dec 2025	1	—	$1,330 psf
Jan 2026	3	$1,941 psf	$1,396 psf
Feb 2026	2	$1,862 psf	$1,382 psf
Mar 2026	—	—	$1,300 psf
Apr 2026	5	$1,851 psf	$1,400 psf
May 2026	2	$1,949 psf	$1,351 psf
Jun 2026	1	—	$1,380 psf
Jul 2026	3	$1,951 psf	$1,340 psf
Aug 2026	2	$1,989 psf	$1,401 psf
Sep 2026	1	—	$1,376 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +3.7% a year, ranked 17 of 28 in D27 and 297 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 →

North Park Residences Rent

Median rent a month: $3,350 to $6,290
Gross yield: 3.3% to 4.5%
Rental contracts: 180

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,350	$3,200 to $3,400	4.5%	49
2-bedroom	$3,900	$3,700 to $4,000	3.5%	80
3-bedroom	$5,200	$4,930 to $5,600	3.3%	43
4-bedroom	$6,290	$5,930 to $6,500	3.3%	8

Rental contracts at North Park Residences

243 contracts, Sep 2025 to Aug 2026 · median $3,550 a month · $2,450 to $7,500

Month	Type	Size	Rent a month
Aug 2026	1BR	500 to 600 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,100
Aug 2026	1BR	500 to 600 sq ft	$3,100
Aug 2026	1BR	500 to 600 sq ft	$3,500
Aug 2026	1BR	500 to 600 sq ft	$3,500
Aug 2026	2BR	600 to 700 sq ft	$3,400
Aug 2026	2BR	700 to 800 sq ft	$3,500
Aug 2026	2BR	700 to 800 sq ft	$3,700
Aug 2026	2BR	700 to 800 sq ft	$3,800
Aug 2026	2BR	700 to 800 sq ft	$3,900

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

North Park Residences By stack

Highest, stack 50: $1,969 psf
Lowest, stack 68: $1,569 psf
Stacks with 2+ resales: 49

Stack	Median PSF	Size	Sold on	Sales
01	$1,677 psf	829 sq ft	Levels 4 to 11	3
03	$1,705 psf	560 sq ft	Levels 6 to 11	4
04	$1,721 psf	431 sq ft	Levels 4 to 11	3
06	$1,803 psf	431 sq ft	Levels 4 to 13	6
07	$1,882 psf	431 sq ft	Levels 10 to 12	2
08	$1,656 psf	431 sq ft	Levels 11 to 13	3
12	$1,870 psf	431 sq ft	Levels 4 to 11	3
13	$1,754 psf	431 sq ft	Levels 7 to 11	3

Show the other 41 stacks

Stack	Median PSF	Size	Sold on	Sales
14	$1,715 psf	560 sq ft	Levels 5 to 9	3
17	$1,762 psf	872 sq ft	Levels 5 to 6	2
20	$1,851 psf	700 sq ft	Levels 6 to 8	2
22	$1,863 psf	829 sq ft	Levels 9 to 11	2
23	$1,776 psf	549 sq ft	Levels 7 to 10	4
26	$1,916 psf	1,001 sq ft	Levels 7 to 9	3
28	$1,823 psf	700 sq ft	Levels 5 to 8	2
29	$1,715 psf	700 sq ft	Levels 4 to 13	5
30	$1,865 psf	624 sq ft	Levels 5 to 11	2
36	$1,903 psf	624 sq ft	Levels 4 to 12	3
39	$1,704 psf	624 sq ft	Levels 6 to 8	2
40	$1,901 psf	700 sq ft	Levels 11 to 12	3
41	$1,846 psf	716 sq ft	Levels 4 to 6	2
42	$1,720 psf	1,012 sq ft	Levels 4 to 5	2
44	$1,865 psf	624 sq ft	Levels 8 to 10	2
46	$1,789 psf	549 sq ft	Levels 6 to 11	2
47	$1,807 psf	624 sq ft	Levels 4 to 11	4
48	$1,798 psf	700 sq ft	Levels 5 to 13	3
49	$1,696 psf	1,109 sq ft	Levels 7 to 13	3
50	$1,969 psf	1,001 sq ft	Levels 8 to 10	2
51	$1,893 psf	700 sq ft	Levels 10 to 13	2
52	$1,786 psf	549 sq ft	Levels 6 to 12	2
53	$1,743 psf	732 sq ft	Levels 4 to 13	3
54	$1,721 psf	700 sq ft	Levels 4 to 13	6
56	$1,672 psf	1,184 sq ft	Levels 7 to 9	3
57	$1,785 psf	1,098 sq ft	Levels 8 to 10	3
59	$1,765 psf	1,125 sq ft	Levels 4 to 6	2
61	$1,786 psf	969 sq ft	Levels 4 to 12	3
62	$1,755 psf	969 sq ft	Levels 6 to 9	2
66	$1,791 psf	969 sq ft	Levels 7 to 10	3
68	$1,569 psf	1,378 sq ft	Levels 4 to 13	2
69	$1,575 psf	926 sq ft	Levels 5 to 13	2
70	$1,753 psf	732 sq ft	Levels 5 to 13	4
71	$1,797 psf	754 sq ft	Levels 4 to 9	2
74	$1,709 psf	1,222 sq ft	Levels 4 to 13	2
78	$1,674 psf	732 sq ft	Levels 4 to 12	3
80	$1,694 psf	549 sq ft	Levels 11 to 12	2
84	$1,662 psf	829 sq ft	Levels 5 to 7	2
85	$1,676 psf	845 sq ft	Levels 4 to 11	2
86	$1,765 psf	732 sq ft	Levels 6 to 13	4
88	$1,858 psf	549 sq ft	Levels 6 to 9	3

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

North Park Residences Notes

How these numbers are worked out

Grade S places North Park Residences 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: $1,938 psf at North Park Residences 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 $1,904 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.
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 (29 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 21 resale caveats at North Park Residences ranged from $1,675 psf to $2,039 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2018, 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 Yishun MRT (NS13), 100 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 7 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 North Park Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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North Park Residences Key facts

District: D27, Sembawang, Yishun
Tenure: 99-year leasehold
Lease left: About 88 years
Completed: 2018
Total units: 920

North Park Residences Nearby

MRT and LRT (3)

Yishun (NS13)100 m
Khatib (NS14)990 m
Canberra (NS12)1.7 km

Primary schools within 1 km (7)

Xishan Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 8 Yishun Street 21480 m
Jiemin Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 2 Yishun Street 71490 m
Yishun Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 500 Yishun Ring Road500 m
Ahmad Ibrahim Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 10 Yishun Street 11550 m
Northland Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 15 Yishun Avenue 4700 m
Huamin Primary SchoolWithin 1 km (OneMap, all 12 blocks) · 21 Yishun Avenue 11710 m
Peiying Primary SchoolWithin 1 km (OneMap, 1 of 12 blocks) · 651 Yishun Ring Roadunder 1 km

Bus stops (5)

Opp Yishun StnYishun Ave 2Buses 117, 117M, 169, 169A, 804, 812, 858, 858A, 859, 859T, 965, 965A, 96940 m
Yishun IntYishun Ave 2Buses 39, 85, 85A, 103, 171, 800, 801, 803, 804, 805, 806, 807, 807A, 807B, 811, 811A, 812, 851, 851e, 852, 853, 853M, 854, 854e, 855, 856, 857, 857A, 857B, 859, 859T, 860, 860T40 m
Bef Yishun StnYishun Ave 2Buses 801, 80470 m
Opp Blk 757Yishun Ave 2Buses 39, 85, 85A, 103, 117, 117M, 169, 805, 811, 851, 851e, 852, 854, 854e, 855, 857, 857A, 857B, 858, 883, 965, 96980 m
Yishun Stn Exit EYishun Ave 2Buses 800, 801, 803, 806, 807, 811, 812, 88390 m

Secondary schools (5)

Yishun Town Secondary School6 Yishun Street 21470 m
Yishun Secondary School4 Yishun Street 71770 m
Chung Cheng High School (Yishun)11 Yishun Street 61810 m
Northland Secondary School3 Yishun Street 22910 m
Naval Base Secondary School901 Yishun Ring Road940 m

Childcare (5)

Apple Tree Playhouse1 Northpoint Drive, #02-201, Northpoint City40 m
The Orange Academy (Yishun)1 Northpoint Drive, #02-186, Northpoint City40 m
Eager Beaver Schoolhouse 1925 Yishun Central 1, #05-22770 m
Iman Kindergarten (Yishun934 Yishun Central 1 #01-57100 m
Kidsville Child Care & Development Centre201 Yishun Street 21, #01-55290 m

Straight-line distances from the nearest block of North Park Residences, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of North Park Residences, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

North Park Residences Similar condos

All 37 in District 27 →These Are Our Top 5 Condos in Yishun & Sembawang →

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North Park Residences Questions

What does North Park Residences's RPS grade say — and not say — in 2026?

North Park Residences scores 8.08/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 89th of 2,350 Singapore resale condos and 10th of 37 in District 27 (Sembawang, Yishun). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does North Park Residences score Grade S, and what would move it?

A District 27 (Sembawang, Yishun) project sitting at the district median on all seven factors would score 7.05; North Park Residences scores 8.08, 1.03 points above it. It gains most from Project's Historical Performance (8/10 against a median of 6, +0.50), MRT Proximity (10/10 against a median of 7, +0.39) and Primary School Effect (10/10 against a median of 9, +0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at North Park Residences?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 21 resale transactions at North Park Residences, at a median of $1,938 psf and a median price of $1.71M (range $1,675 psf to $2,039 psf). The median PSF is up 1.8% on the previous 12 months (Nov 2024 – Oct 2025, $1,904 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at North Park Residences cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 495 sq ft sold for $800,888 to $1.24M (4 sales), 2-bedroom units of about 775 sq ft sold for $1.10M to $1.90M (7 sales), 3-bedroom units of about 942 sq ft sold for $1.61M to $2.19M (8 sales) and 4-bedroom units of about 1,249 sq ft sold at a median of $2.30M (2 sales) at North Park Residences. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at North Park Residences, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,350 a month (49 contracts, about 4.5% gross yield), 2-bedroom units let at a median of $3,900 a month (80 contracts, about 3.5% gross yield), 3-bedroom units let at a median of $5,200 a month (43 contracts, about 3.3% gross yield) and 4-bedroom units let at a median of $6,290 a month (8 contracts, about 3.3% gross yield) at North Park Residences, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is North Park Residences from the nearest MRT station?

North Park Residences is about 100 m from Yishun MRT (NS13), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does North Park Residences compare with The Commodore?

The Commodore is the project scored next to North Park Residences on the District 27 ranking: 8.12 (Grade S) against North Park Residences's 8.08 (Grade S). North Park Residences scores higher on Primary School Effect (10 vs 8) and MRT Proximity (10 vs 9); The Commodore scores higher on Future Transformation (2 vs 0) and Project's Historical Performance (9 vs 8).

Which primary schools are within 1km of North Park Residences?

7 primary schools are within 1km of North Park Residences on OneMap's School Query, measured from the development's nearest block: Xishan Primary School, Jiemin Primary School, Yishun Primary School, Ahmad Ibrahim Primary School, Northland Primary School, Huamin Primary School, Peiying Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. North Park Residences scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of North Park Residences, and how big is the project?

North Park Residences is 99-year leasehold, was completed in 2018 and has 920 units. 99YR tenure — about 88 years remaining — no near-term decay concern. 920 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.