In the realm of Singaporean neighborhoods known to have a notorious reputation, Yishun undoubtedly stands out, given its track record of public conflicts and unusual incidents.
Despite its notoriety, Yishun still has its own charm, waiting to be uncovered by those willing to look beyond the surface. In fact, many are starting to realise Yishun’s appeal as it clinches a spot as one of the most popular towns in Q2 2023 based on transaction volume.
Classified as a non-mature estate, the town has gradually garnered the interest of numerous prospective buyers owing to its rapid growth and myriad of amenities. Evident in May’s Build-To-Order (BTO) exercise last year, demand for 4-room BTO flats in Yishun was significantly higher than that of prime location projects at more mature estates of Bukit Merah and Ghim Moh.
According to the Housing Development Board (HDB), 2,525 applicants competed for a spot out of 207 4-room flats at Yishun Beacon, which translated into more than 12 applicants contending for a unit. Similarly, the 5-room flats over at Yishun Beacon saw 2,491 applicants jostling for the 166 units, an even higher application rate of 15 times.
A major reason for this could be its proximity to numerous amenities: Yishun Beacon is only a 7-minute walk away from the Yishun MRT station and Northpoint City – a mall so large with so many restaurants, retail shops, and supermarkets (there’s a FairPrice and a Don Don Donki), that you could get lost in it. There’s also a Community Hospital right behind the project, a swimming complex in front of it, and parks all around the vicinity, with 3 primary schools and 3 secondary schools within 1km.
Buy low, sell high
HDB resale price growth in Yishun
|BTO||Resale (Q2 2023)|
In a noteworthy development in the first half of last year, the resale market saw 3 executive HDB flats in Yishun being sold for prices exceeding $1 million each. With the first sale made in February, this occurrence marked the first instance of such an event in Yishun and the second ever noted within a non-mature estate. However, it is important to highlight that all 3 flats sold were executive apartments, known for their larger size compared to the standard HDB units, often featuring an added study room and balcony.
Beyond the size of these million-dollar flats, Yishun’s locational appeal, as well as its bustling community atmosphere, are still major pull factors for homebuyers to the neighbourhood.
What does Yishun have to offer?
#1. Accessibility & Connectivity in Yishun
Yishun Integrated Transport Hub (ITH)
(Northpoint City and North Park Residences, Frasers Property)
The Yishun Integrated Transport Hub (ITH) seamlessly links the Yishun Bus Interchange and Yishun MRT Station NS13, providing a hassle-free transition between trains and buses. Nestled within the Northpoint City shopping centre and North Park Residences condominium, the ITH offers convenient underpasses connecting to Yishun MRT Station NS13 across the road. This combination of retail, housing, and transport amenities all in one simplifies life for residents, offering a cohesive experience to enjoy.
Anticipated to finish in phases from 2027, the North-South Corridor stands as Singapore’s lengthiest Transit Priority Corridor. It showcases dedicated bus lanes, cycling pathways, and pedestrian walkways, spanning 21.5km. This link will join the North, including Yishun, with the city center, effectively easing congestion on the Central Expressway (CTE) and key roads like Thomson and Marymount Road. Commuters on bus services can also look forward to shorter travelling time by approximately 10 to 15 minutes.
Round Island Route (RIR)
The Round Island Route (RIR) constitutes a continuous 150km park connector, integral to NParks’ vision of a comprehensive 360km recreational network encompassing trails and park connectors across the island. This development grants Yishun residents fresh ways to explore the nature spots of other towns island-wide. Additionally, an imminent expansion of the Lower Seletar Reservoir Park (Rower’s Bay) park connector promises Yishun residents extended waterfront enjoyment and enhanced reservoir vistas.
#2. Recreation & Lifestyle in Yishun
Yishun thrives as a vibrant and diverse community, fostering an energetic atmosphere enriched by local events and a blend of cultures.
This energy is mirrored in the lively shopping scene, with Northpoint City and Junction 9 standing out. Northpoint City is a community-centric mall, housing over 370 retail and dining outlets, a community center, and a library—a one-stop hub for learning and entertainment.
For leisure and relaxation, residents can also unwind at Safra Yishun clubhouse or HomeTeamNS Khatib, which features an indoor adventure hub, enjoyed by both adults and children, as well as a gym and swimming complex.
Orchid Country Club also adds to the recreational scene, while the lush greenery of Yishun Nature Park and Lower Seletar Reservoir Park offer nature enthusiasts a breath of fresh air.
The vibrant atmosphere, combined with these nearby parks, entertainment options, and dining spots, creates a truly high-quality lifestyle for Yishun residents.
#3. Schools & Healthcare in Yishun
Set to open in 2024, the Khatib Polyclinic will bring primary care and medical services closer to residents in Khatib and Yishun. Currently, Yishun Polyclinic is the only one in the area. As per the most recent data from the Ministry of Health, among the 23 polyclinics across Singapore, Yishun Polyclinic had the highest median waiting time in June. The opening of Khatib Polyclinic would alleviate the long waiting times for residents staying there.
(Median Patient Waiting Times at Registration Counter and for Consultation at Polyclinics, Jun 2023, Ministry of Health)
As part of URA’s 2013 Master Plan, Yishun Community Hospital (YCH) was also built to complement Khoo Teck Puat Hospital (KTPH) next door. KTPH serves as an acute hospital, catering to patients requiring short-term treatments such as surgeries for severe injuries or illnesses while community hospitals like YCH are dedicated to aiding patients in their recovery journey post-treatment.
These healthcare facilities and medical services are readily available to serve the needs of residents, especially the elderly who may require more care and assistance.
Yishun offers a range of schooling choices for parents with children below 18 years old. Most of these educational facilities are evenly spread across the town, providing residents the convenience of selecting a school in proximity to their homes.
Here is the list of MOE-based primary schools:
- Ahmad Ibrahim Primary School
- Chongfu School
- Huamin Primary School
- Jiemin Primary School
- Naval Base Primary School
- North View Primary School
- Northland Primary School
- Peiying Primary School
- Xishan Primary School
- Yishun Primary School
To find out which primary schools are within 1km and 2km of your home, check this out:
And the list of MOE-based secondary and tertiary schools in Yishun:
- Ahmad Ibrahim Secondary School
- Chung Cheng High School (Yishun)
- Naval Base Secondary School
- Northbrooks Secondary School
- Northland Secondary School
- Orchid Park Secondary School
- Yishun Secondary School
- Yishun Town Secondary School
- Yishun Innova Junior College
XCL World Academy, an international school opened in 2022, also offers a foreign education system for children aged 2 to 18 years.
The diverse range of educational institutions in Yishun ensures that parents will have ample options to choose from without any concerns about limited choices.
#4. Future plans/ Developing infrastructure
Residents in Yishun can definitely look forward to new exciting developments in their neighbourhood in the upcoming years.
Chong Pang City
Yishun’s upcoming Chong Pang City, a dynamic 0.9ha, seven-storey integrated project, is set for completion in 2027. Breathing fresh life into the 40-year-old neighborhood, this community hub will bring in modern amenities like swimming pools, jogging tracks, fitness studios, a gym, and retail outlets, including a supermarket. The heart of the development will host an enhanced Chong Pang Community Club and an upgraded hawker center, with the existing 1984-built Chong Pang Market and Food Centre transforming into a vibrant community plaza. Not only will these new facilities meet the demand from younger residents and new families, these will also promote healthier living for all regardless of age.
Land Transport Master Plan 2040
The Land Transport Authority (LTA) is studying the feasibility of a proposed rail line which will serve new and growing developments in the North and North-East regions which may not have direct access to the rail network currently. This initiative could alleviate congestion in the northeast corridor and enhance the overall robustness of the MRT network. Over 400,000 households stand to potentially benefit from this proposed line, with the possibility of commuters reducing their travel time to the city center by up to 40 minutes.
Yishun’s ideal location and development point to future growth
Yishun’s strategic location and ongoing development projects suggest that the area is likely to experience growth and improved amenities in the coming years, which could lead to increased property values.
Overall, Yishun’s combination of amenities, connectivity, educational institutions, green spaces, and community spirit make it an appealing choice for homebuyers looking for a well-rounded and comfortable living environment.
Considering to sell your HDB flat in Yishun?
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For a step-by-step guide on the HDB selling process, you can read this.