The Estuary rent and sale price
D27 / Yishun, Sembawang
Address 97 Yishun Avenue 1 the Estuary Singapore 769138
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Condominium, Non-Landed Properties 612 transactions 99-year leasehold from 2008 Latest records Jun 2026
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Project read
Quick summary about The Estuary
The Estuary is a 99-year leasehold condominium in D27 / Yishun, Sembawang. The page currently tracks 480 rentals and 132 sales. The Estuary is near KHATIB MRT STATION (NS14), about 0.73 km away.
For rent checks, start with the project median of $3,600 per month and compare it with the observed size-band range of $2,650 to $5,250. For sale checks, start with the median sale price of $1,275,000 and median sale PSF of $1,189 psf, then compare floor-band evidence from $1,145,944 to $1,320,000 and PSF from $1,052 psf to $1,309 psf.
- Typical rent is $3,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,275,000, with median sale PSF at $1,189 psf and total recorded sale value of $170.3M.
- Rent is down 9.0% over the last 3 months. Sale PSF is down 2.9% over the last 3 months.
The Estuary Market Position
How this project compares with the wider D27 market before you read the detailed tables.
Rent vs D27 +2.9%
Rents near district median
The Estuary's median rent is $3,600 compared with the D27 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D27 -8.2%
Sale PSF near district median
The Estuary's median sale PSF is $1,189 psf versus the D27 median of $1,295 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.39%
Rent support near district screen
Gross yield is roughly 3.39% versus a D27 screen of 3.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 23.7% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -9.7%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2008 matters most on sale price. Compare The Estuary against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
The Estuary Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,600
Is the asking rent fair?
$3,400 to $3,800 is the first fair-rent band to check. Above $3,800 should have a visible reason.
Median sale PSF $1,189 psf
Is the purchase price fair?
$1,240,000 to $1,310,000 and $1,150 to $1,220 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,600
Are similar units renting for more?
2 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 23.7% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -9.7%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run The Estuary numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,600/mo Test gross and net yield against typical rent. Buy vs rent $1.3M Compare ownership cost against renting. Mortgage $1.3M Estimate monthly payment from the sale price. Stamp duty $1,189 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
The Estuary Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2008
Property type Condominium, Non-Landed Properties
Sales 132 resale transactions
Total sold value $170.3M
The Estuary Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 480 Jun 2021 to May 2026
Sale transactions 132 Jun 2021 to Feb 2026
Rent trend -9.0% Last 3 months
Sale PSF trend -2.9% Last 3 months
The Estuary Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
KHATIB MRT STATION (NS14) 0.73 km away
YISHUN MRT STATION (NS13) 2.09 km away
SPRINGLEAF MRT STATION (TE4) 2.17 km away
Schools nearby
PEIYING PRIMARY SCHOOL 0.73 km away
ORCHID PARK SECONDARY SCHOOL 0.8 km away
NAVAL BASE PRIMARY SCHOOL 0.95 km away
NAVAL BASE SECONDARY SCHOOL 0.95 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 6.03 km away
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 7.79 km away
SPRINGLEAF PARK CONNECTOR Park / green link · 1.52 km away
YISHUN PARK HAWKER CENTRE Food centre · 2.1 km away
The Estuary Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,550 154 rentals in view
Latest median sale PSF $1,322 psf 22 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 8 $3,550 0 - -
Apr 2026 8 $3,550 0 - -
Mar 2026 11 $4,100 0 - -
Feb 2026 4 $3,500 3 $1,322 psf $1,800,000
Jan 2026 10 $3,900 3 $1,309 psf $1,550,000
Dec 2025 8 $4,400 1 $1,443 psf $1,305,000
Nov 2025 10 $4,340 2 $1,362 psf $1,539,000
Oct 2025 5 $3,700 1 $1,361 psf $1,260,000
Sept 2025 10 $3,500 1 $1,296 psf $1,200,000
Aug 2025 11 $4,000 3 $1,311 psf $1,490,000
Jul 2025 11 $3,700 2 $1,258 psf $1,163,888
Jun 2025 6 $4,125 0 - -
Projects Similar to The Estuary
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 Eight Courtyards 3.1 km away 609 transactions
- Median rent
- $3,400
- Median sale PSF
- $1,237 psf
- Median rent
- $3,700
- Median sale PSF
- $1,169 psf
- Median rent
- $3,300
- Median sale PSF
- $1,252 psf
- Median rent
- $3,800
- Median sale PSF
- $1,144 psf
- Median rent
- $3,350
- Median sale PSF
- $1,118 psf
- Median rent
- $4,000
- Median sale PSF
- $1,207 psf
The Estuary Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,650 $2,587 107
2 bed $3,600 $3,452 199
3 bed $4,300 $4,196 152
4 bed $5,250 $5,117 22
The Estuary Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,700 $2,646 41
600 to 700 sqft $2,600 $2,551 66
900 to 1,000 sqft $3,500 $3,424 151
1,000 to 1,100 sqft $3,500 $3,443 7
1,100 to 1,200 sqft $3,800 $3,719 67
1,200 to 1,300 sqft $4,150 $4,048 10
1,300 to 1,400 sqft $4,500 $4,259 110
1,400 to 1,500 sqft $4,750 $4,731 16
The Estuary Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,275,000 $1,052 psf 42
06 to 10 $1,240,000 $1,243 psf 43
11 to 15 $1,320,000 $1,255 psf 43
16 to 20 $1,145,944 $1,309 psf 4
The Estuary Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
The Estuary shows a typical monthly rent of $3,600 across 480 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,600
Rentals 480
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at The Estuary point to a typical sale price of $1,275,000 and $1,189 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,275,000
Median PSF $1,189 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2008 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. The Estuary has 132 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $170.3M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D27 to compare The Estuary against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
The Estuary FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Estuary?
The Estuary has a median monthly rent of $3,600 across 480 rentals.
What is the typical sale price at The Estuary?
The median sale price for The Estuary is $1,275,000, based on 132 sales on this page.
What is the median sale PSF at The Estuary?
The median sale price per square foot for The Estuary is $1,189 psf. The average sale PSF is $1,183 psf.
Is The Estuary freehold or leasehold?
The Estuary is listed as 99-year leasehold from 2008. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Estuary located?
The Estuary is located at 97 Yishun Avenue 1 the Estuary Singapore 769138 in D27 / Yishun, Sembawang.
How current is the The Estuary transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.