Resale Project Scorecard
The Canopy
D27 · Sembawang, Yishun · 99-year leasehold · completed 2014 · 406 units
Grade S, 7.80 out of 10, the 11th 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
- 15
- To Yishun MRT
- 1.5 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Canopy Score
- S
- Grade
- Score out of 10
- 7.80
- Highest score among 37 resale condos in District 27
- 11th
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. Key weaknesses: MRT access, future transformation.
Project's Historical Performance25%10/10
Avg Ann. of +3.67% places this condo in the top 7% of its 2014-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 6/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: North View Primary School at 0.27km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- North View Primary School
- Huamin Primary School
- Northland 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
406 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%4/10
1.5 km from Yishun MRT (NS13) — weaker MRT access, likely requires bus or car for most trips.
The district median is 7/10.
Rental Yield10%7/10
Rental yield of 3.78% — strong 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%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 The Canopy scores 7.80
The Canopy scores 7.80 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 126th of 2,350 resale condos scored in Singapore and 11th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (0/10).
| Factor | This condoThe Canopy | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 6/10 | +1.00 | 81% 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% | 4/10 | 7/10 | −0.39 | 11% 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 The Canopy 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.
The Canopy Prices
By unit type at The Canopy
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,023 sq ft | 1,023 sq ft | $1.06M to $1.18M | $1,144 psf | 3 |
| 3-bedroom1,195 sq ft | 1,195 sq ft | $1.32M to $1.58M | $1,143 psf | 11 |
Past transactions at The Canopy
15 resales, Nov 2025 to Oct 2026 · median $1,144 psf · $1,060,000 to $1,580,000 · all 15 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 2 Oct 2026 | 79 Yishun Avenue 11 | 9 | #09-19192BR · Blk 79 | 2BR | 872 | $1,227 | $1,070,000 | Resale |
| 14 Sep 2026 | 81 Yishun Avenue 11 | 5 | #05-25253BR · Blk 81 | 3BR | 1,195 | $1,122 | $1,340,000 | Resale |
| 28 Aug 2026 | 77 Yishun Avenue 11 | 2 | #02-14143BR · Blk 77 | 3BR | 1,259 | $1,143 | $1,440,000 | Resale |
| 17 Aug 2026 | 77 Yishun Avenue 11 | 5 | #05-15153BR · Blk 77 | 3BR | 1,184 | $1,155 | $1,368,000 | Resale |
| 6 Jul 2026 | 79 Yishun Avenue 11 | 4 | #04-20203BR · Blk 79 | 3BR | 1,184 | $1,132 | $1,340,000 | Resale |
| 8 May 2026 | 79 Yishun Avenue 11 | 11 | #11-20203BR · Blk 79 | 3BR | 1,184 | $1,140 | $1,350,000 | Resale |
| 30 Mar 2026 | 79 Yishun Avenue 11 | 1 | #01-18183BR · Blk 79 | 3BR | 1,270 | $1,169 | $1,485,000 | Resale |
| 25 Mar 2026 | 81 Yishun Avenue 11 | 11 | #11-25253BR · Blk 81 | 3BR | 1,195 | $1,187 | $1,418,000 | Resale |
| 24 Feb 2026 | 85 Yishun Avenue 11 | 10 | #10-32323BR · Blk 85 | 3BR | 1,195 | $1,142 | $1,365,000 | Resale |
| 30 Dec 2025 | 77 Yishun Avenue 11 | 2 | #02-15153BR · Blk 77 | 3BR | 1,184 | $1,115 | $1,320,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D27 |
|---|---|---|---|
| Nov 2025 | 4 | $1,154 psf | $1,354 psf |
| Dec 2025 | 2 | $1,169 psf | $1,330 psf |
| Jan 2026 | — | — | $1,396 psf |
| Feb 2026 | 1 | — | $1,382 psf |
| Mar 2026 | 2 | $1,178 psf | $1,300 psf |
| Apr 2026 | — | — | $1,400 psf |
| May 2026 | 1 | — | $1,351 psf |
| Jun 2026 | — | — | $1,380 psf |
| Jul 2026 | 1 | — | $1,340 psf |
| Aug 2026 | 2 | $1,149 psf | $1,401 psf |
| Sep 2026 | 1 | — | $1,376 psf |
| Oct 2026 | 1 | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.0% a year, ranked 10 of 28 in D27 and 225 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 →
The Canopy Rent
- Median rent a month
- $3,700 to $5,400
- Gross yield
- 3.8%
- Rental contracts
- 36
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,700 | $3,500 to $3,800 | 3.8% | 21 |
| 3-bedroom | $4,330 | $4,000 to $4,400 | 3.8% | 12 |
| 4-bedroom | $5,400 | — | — | 3 |
Rental contracts at The Canopy
36 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,000 to $6,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,000 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,200 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,000 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,350 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,400 |
| Aug 2026 | 4BR | 1,400 to 1,500 sq ft | $5,400 |
| Aug 2026 | 4BR | 2,000 to 2,100 sq ft | $6,000 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,500 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $3,600 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Canopy By stack
- Highest, stack 34
- $1,183 psf
- Lowest, stack 06
- $915 psf
- Stacks with 2+ resales
- 26
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $998 psf | 1,023 sq ft | Levels 2 to 6 | 2 |
| 02 | $1,107 psf | 872 sq ft | Levels 1 to 9 | 4 |
| 03 | $997 psf | 1,033 sq ft | Levels 1 to 10 | 3 |
| 05 | $1,103 psf | 1,033 sq ft | Levels 2 to 12 | 3 |
| 06 | $915 psf | 1,206 sq ft | Levels 1 to 4 | 3 |
| 07 | $1,075 psf | 1,302 sq ft | Levels 2 to 11 | 3 |
| 09 | $1,106 psf | 1,033 sq ft | Levels 1 to 10 | 4 |
| 12 | $1,040 psf | 1,033 sq ft | Levels 2 to 10 | 4 |
Show the other 18 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 14 | $1,143 psf | 1,313 sq ft | Levels 1 to 3 | 3 |
| 15 | $1,115 psf | 1,184 sq ft | Levels 2 to 10 | 3 |
| 16 | $1,113 psf | 872 sq ft | Levels 3 to 11 | 3 |
| 17 | $1,089 psf | 1,195 sq ft | Levels 5 to 11 | 2 |
| 18 | $1,169 psf | 1,195 sq ft | Levels 1 to 8 | 3 |
| 19 | $1,104 psf | 872 sq ft | Levels 1 to 10 | 4 |
| 20 | $1,136 psf | 1,184 sq ft | Levels 4 to 11 | 4 |
| 24 | $1,134 psf | 1,173 sq ft | Levels 2 to 6 | 5 |
| 25 | $1,084 psf | 1,195 sq ft | Levels 3 to 11 | 4 |
| 26 | $1,133 psf | 872 sq ft | Levels 2 to 7 | 4 |
| 27 | $1,102 psf | 872 sq ft | Levels 2 to 11 | 4 |
| 28 | $1,046 psf | 1,233 sq ft | Levels 1 to 10 | 2 |
| 29 | $1,018 psf | 1,173 sq ft | Levels 5 to 6 | 2 |
| 30 | $1,134 psf | 883 sq ft | Levels 1 to 12 | 4 |
| 31 | $1,063 psf | 1,033 sq ft | Levels 4 to 12 | 4 |
| 32 | $1,122 psf | 1,195 sq ft | Levels 7 to 10 | 2 |
| 33 | $1,114 psf | 1,023 sq ft | Levels 3 to 11 | 5 |
| 34 | $1,183 psf | 1,297 sq ft | Levels 6 to 9 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Canopy Notes
How these numbers are worked out
- Grade S places The Canopy 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: $1,144 psf at The Canopy 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 $1,151 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 (4 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 15 resale caveats at The Canopy ranged from $1,115 psf to $1,227 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 Yishun MRT (NS13), 1.5 km in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 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 The Canopy for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.