RPS · Resale Project Scorecard
Yishun Sapphire — Grade A
RPS score 7.27/10 · D27 · Sembawang, Yishun · 380 units · scored across 7 weighted factors — methodology published.
99YR · YISHUN PROPERTY PTE LTD · TOP 2001
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +3.41% — near-median performance within its 2001-era cohort (51th percentile).
3 primary schools within 1km (nearest: AHMAD IBRAHIM PRIMARY SCHOOL at 0.82km). Exceptional school catchment — strong appeal for families with young children.
380 units — good project size supporting active resale market and adequate facilities.
270m from Canberra Mrt Stn (NS12) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.41% — above-average income return.
99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Sembawang Shipyard waterfront redevelopment at 2.19km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Ahmad Ibrahim Primary School, Yishun Primary School, Chongfu School.
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The verdict· Scores updated September 2026
Yishun Sapphire scores 7.27 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 245th of 2,357 resale condos scored in Singapore and 16th of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Yishun Sapphire
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,108 psf, median price $1.37M. Median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,062 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,125 psf | $1.58M |
| Jan–Mar 2026 | 8 | $1,090 psf | $1.34M |
| Apr–Jun 2026 | 3 | $1,158 psf | $1.62M |
| Jul–Sep 2026 | 3 | $1,075 psf | $1.25M |
| 12-month total | 19 | $1,108 psf | $1.37M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Yishun Sapphire: frequently asked questions
Answers generated from the scorecard data — RPS rank 245th of 2,357, scores updated September 2026.
- Is Yishun Sapphire a good buy in 2026?
- Yishun Sapphire scores 7.27/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 245th of 2,357 Singapore resale condos and 16th of 37 in District 27 (Sembawang, Yishun). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Yishun Sapphire?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Yishun Sapphire, at a median of $1,108 psf and a median price of $1.37M (range $1,020 psf to $1,224 psf). The median PSF is up 4.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,062 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Yishun Sapphire from the nearest MRT station?
- Yishun Sapphire is about 270m from Canberra MRT (NS12), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Yishun Sapphire compare with Symphony Suites?
- Symphony Suites is the project scored next to Yishun Sapphire on the District 27 ranking: 7.29 (Grade A) against Yishun Sapphire's 7.27 (Grade A). Yishun Sapphire scores higher on MRT Proximity (9 vs 4) and Future Transformation (2 vs 1); Symphony Suites scores higher on Rental Yield (5 vs 8) and Project Size (8 vs 10).
- Which primary schools are within 1km of Yishun Sapphire?
- 3 primary schools are within 1km of Yishun Sapphire: Ahmad Ibrahim Primary School, Yishun Primary School, Chongfu School. 3 primary schools within 1km (nearest: AHMAD IBRAHIM PRIMARY SCHOOL at 0.82km). Exceptional school catchment — strong appeal for families with young children. Yishun Sapphire 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 Yishun Sapphire, and how big is the project?
- Yishun Sapphire is 99-year leasehold, completed in 2001, has 380 units, developed by YISHUN PROPERTY PTE LTD. 99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent. 380 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Yishun Sapphire in Sembawang, Yishun
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