District 27 Condo Prices 2026: $1,371 psf Resale, $2,011 psf New Launch, and Who Buys in Yishun

Expert takeaway: District 27 is one of the cheaper ways into a private condo in Singapore in 2026, with a resale median of $1,371 psf, but buying new costs 46.7% more per square foot at a $2,011 psf median. For most buyers the real decision is between a larger resale unit now and a smaller new launch with a longer runway.

District 27 condo prices cover Yishun and Sembawang, the northern stretch served by the North-South Line from Khatib to Sembawang. Over the 12 months to September 2026, 578 non-landed resale deals settled at a median of $1,371 psf, while developers sold 108 new units at a median of $2,011 psf. Source: PropertyNet analysis of URA caveats, Oct 2025 to Sep 2026; full tables on the latest District 27 data page.

District 27 Condo Prices 2026 at a Glance

The District 27 resale median is $1,371 psf, and the middle half of resale deals sat between $1,226 and $1,508 psf. The table below sets out the headline medians that a buyer or investor should start from.

The new-sale median is $640 psf above the resale median, or 46.7%. Part of that gap is age and specification, and part is measurement. Most 2026 new launches, including every Government Land Sales site tendered since 1 September 2022, follow the harmonised floor-area rules, which exclude voids such as aircon ledges and planter boxes from the saleable area. Resale projects approved before 1 June 2023 still count those spaces, so a resale psf is spread over some area you cannot live in. Compare like for like before treating the full $640 as a premium.

Freehold or 999-year resales came in at $1,285 psf, $90 psf or 6.5% below 99-year resales. With only 20 such deals, the figure reflects the age and location of the few projects that traded, not a rule that freehold is cheaper here.

Resale ECs past their minimum occupation period had a median of $1,394 psf over 234 deals, close to the private resale level. Supply of new ECs continues: HDB awarded the Canberra Drive EC site in Sembawang on 15 October 2026 for $163,903,000 (about $825 psf ppr on 18,457 sq m of GFA), with an estimated 185 units, according to the HDB release of 15 October 2026.

Yishun and Sembawang Condo Prices by Bedroom

A District 27 resale 3-bedroom has a median of $1,366 psf, and smaller units cost more per square foot. Bedrooms below are proxied by size band (up to 600 sq ft for 1-bedroom, 601 to 900 for 2, 901 to 1,300 for 3, 1,301 to 1,800 for 4, above 1,800 for 5); rents use the actual bedroom count from URA rental contracts.

Gross yield here is rent psf x 12 divided by resale psf, before maintenance fees, property tax and vacancy. The 3-bedroom band dominates, with 350 of the 578 resale deals, which tells you the district is mainly bought by families. District-wide, the median non-landed rent was $3,700 a month over 1,601 contracts, with the middle half between $3,200 and $4,100. URA's non-landed rental index for the Outside Central Region moved -0.3% quarter on quarter and +1.2% year on year in 2026-Q2, so rents are broadly flat rather than rising fast.

For landed buyers, resale medians were $1,668 psf for terraces (20 deals), $1,325 psf for semi-detached houses (19) and $1,107 psf for bungalows (6).

Worked Budget: A 1,000 sq ft 3-Bedroom, Resale vs New Launch

A 1,000 sq ft resale 3-bedroom at the $1,366 psf median costs about $1,366,000 with $39,240 in Buyer's Stamp Duty; the same size at the $2,011 psf new-sale median costs about $2,011,000 with $70,150 in BSD. The working follows the progressive rates on the IRAS BSD page.

With a first housing loan at the 75% limit set out on the MAS loan tenure and LTV page (tenure up to 30 years and not past age 65), the resale unit needs a $1,024,500 loan and a $341,500 downpayment, of which at least $68,300 (5%) must be cash. The new launch needs a $1,508,250 loan and a $502,750 downpayment, with at least $100,550 in cash. BSD is payable within 14 days of exercising the option, and CPF OA can reimburse it.

Under the 55% TDSR, tested at the 4% floor rate over 30 years, the resale loan works out to about $4,891 a month and needs a gross income of about $8,893 with no other debts; the new-launch loan works out to about $7,201 a month and needs about $13,092. Note that the 1,000 sq ft new unit is likely measured under harmonised rules, so it may live slightly larger than a 1,000 sq ft resale unit. You can run your own pair of units through the new launch vs resale calculator.

Who Buys in District 27

The typical District 27 buyer is a family upgrading from a nearby HDB flat or EC and looking for a 3-bedroom. Yishun 5-room flats had a median resale price of $690,000 and executive flats $900,000 (PropertyNet analysis of HDB resale registrations, data.gov.sg, Nov 2025 to Oct 2026), so a sale releases a meaningful part of the downpayment once CPF is refunded. HDB owners cannot buy private property until their flat's MOP ends: 5 years for Standard flats, 10 years for Plus and Prime flats, 20 years for Fresh Start flats.

ABSD decides the sequencing. On the IRAS ABSD page, Singapore Citizens pay 0% on a first property, 20% on a second and 30% on a third; PRs pay 5%, 30% and 35%; foreigners pay 60% and entities 65%. Selling the HDB flat first means 0% for citizens, but still 5% for PRs. A married couple with at least one Singapore Citizen who buy jointly before selling pay the 20% upfront within 14 days and can claim it back if the first home is sold within 6 months of buying a completed unit, or within 6 months of TOP or CSC for a new launch; the first home counts as sold when its buyer exercises the OTP.

Resale ECs at $1,394 psf are a direct alternative. A resale EC is past its MOP, so there is no resale levy and only the TDSR applies, not the 30% MSR. Our District 19 EC resale analysis shows how the same choice plays out in Hougang and Punggol, and our District 23 guide to Bukit Batok and Choa Chu Kang covers the comparable western suburban district. None of the projects we have reviewed sits in District 27, so browse our new launch condo reviews for OCR alternatives.

Opportunities and Risks for District 27 Buyers

The main opportunity is entry price: a 1-bedroom at about 500 sq ft and the $1,466 psf median costs about $733,000 and rents for a median $2,800 a month, a 4.6% gross yield. The main risk for investors is that ABSD changes the maths. A Singapore Citizen buying that unit as a second property pays 20% ABSD ($146,600) plus $16,590 in BSD, which takes the total outlay to about $896,190 and the gross yield on it to 3.7%. A second housing loan is capped at 45% LTV with at least 25% in cash. Test your own figures with the condo ROI calculator.

• Opportunity: 3-bedroom resale units at a $1,366 psf median let families buy space that a new launch prices much higher.
• Opportunity: deep rental demand, with 691 three-bedroom contracts in 12 months.
• Risk: OCR rents moved -0.3% quarter on quarter in 2026-Q2, so do not budget for rent growth.
• Risk: SSD on residential property bought from 4 July 2025 is 16%, 12%, 8% and 4% for a sale within years 1 to 4, which penalises a quick exit.
• Risk: the TDSR at 55% of gross income, explained on the MAS TDSR and MSR page, can cap the loan before the LTV limit does.

District 27 rewards buyers who compare resale and new launch on the same measurement basis and size their loan to the TDSR, not just the LTV. If you are weighing a Yishun or Sembawang resale against a new launch, or working out whether your HDB sale proceeds cover the gap, the PropertyNet.SG team can walk through your numbers and timeline with you.