Rent vs D27 Near district
Rents near district median
The Estuary's latest 12-month median rent is $3,775 compared with the D27 median of $3,750 for the same period. Use this district check before narrowing by bedroom and area band.
The Estuary rent and sale price
D27 / Yishun, Sembawang
Address 97 Yishun Avenue 1 the Estuary Singapore 769138
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Quick summary about The Estuary
The Estuary is a 99-year leasehold condominium in D27 / Yishun, Sembawang. The page currently tracks 488 rentals and 133 sales. The Estuary is near KHATIB MRT STATION (NS14), about 0.73 km away.
For rent checks, start with the latest 12-month median of $3,775 per month and compare it with the full-history size-band range of $2,650 to $5,250. For sale checks, start with the latest 12-month median sale price of $1,440,000 and median sale PSF of $1,316 psf, then compare full-history floor-band evidence from $1,145,944 to $1,343,500 and PSF from $1,052 psf to $1,309 psf.
- Latest 12M median rent is $3,775 per month from 104 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,440,000, with median sale PSF at $1,316 psf from 12 sales.
- Rent is down 9.0% over the last 3 months. Sale PSF is down 3.9% over the last 3 months.
The Estuary Market Brief
Compare the project with D27 across rent, sale PSF, tenure and transaction activity.
Compared with D27
Sale PSF vs D27 -6.6%
Sale PSF near district median
The Estuary's latest 12-month median sale PSF is $1,316 psf versus the D27 median of $1,409 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.15%
Rent support near district screen
Gross yield is roughly 3.15% versus a D27 screen of 2.97%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 24.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -33.8%
Activity is lighter
43 recent transactions versus 65 in 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.
Before you decide
Latest 12M median rent $3,775
Is the asking rent fair?
$3,600 to $3,950 is the first fair-rent band to check. Above $3,950 should have a visible reason.
Latest 12M median sale PSF $1,316 psf
Is the purchase price fair?
$1,400,000 to $1,480,000 and $1,280 to $1,350 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 24.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -33.8%
Is activity rising?
Activity is lighter. 43 recent transactions versus 65 in the prior 6-month view.
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 133 resale transactions
Total sold value $171.7M
The Estuary Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 488 Jun 2021 to Jun 2026
Sale transactions 133 Jun 2021 to Jul 2026
Rent trend -9.0% Last 3 months
Sale PSF trend -3.9% 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
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
SPRINGLEAF PARK CONNECTOR Park / green link · 1.52 km away
The Estuary Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 141 rentals in view
Latest median sale PSF $1,251 psf 20 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,251 psf $1,400,000
Jun 2026 8 $3,500 0 - -
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
Projects Similar to The Estuary
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 1 Canberra 3.0 km away 339 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,148 psf
- Median rent
- $3,100
- Median sale PSF
- $1,168 psf
- Median rent
- $4,000
- Median sale PSF
- $1,276 psf
- Median rent
- $3,350
- Median sale PSF
- $1,121 psf
- Median rent
- $3,700
- Median sale PSF
- $1,179 psf
- Median rent
- $3,400
- Median sale PSF
- $1,238 psf
The Estuary Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,650 $2,587 109
2 bed $3,600 $3,455 204
3 bed $4,300 $4,198 153
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 $2,644 43
600 to 700 sqft $2,600 $2,551 66
900 to 1,000 sqft $3,500 $3,427 155
1,000 to 1,100 sqft $3,500 $3,443 7
1,100 to 1,200 sqft $3,800 $3,719 68
1,200 to 1,300 sqft $4,150 $4,048 10
1,300 to 1,400 sqft $4,500 $4,261 111
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 $1,343,500 $1,254 psf 44
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 latest 12-month median monthly rent of $3,775 across 104 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,775
Rentals in period 104
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
Latest 12M sales at The Estuary show a median price of $1,440,000 and $1,316 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,440,000
Latest 12M median PSF $1,316 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 133 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $171.7M
Latest record Jul 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.
Run The Estuary numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,775/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,316 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $3,775 across 104 rentals in that period.
What is the typical sale price at The Estuary?
The latest 12-month median sale price for The Estuary is $1,440,000, based on 12 sales in that period.
What is the median sale PSF at The Estuary?
The latest 12-month median sale price per square foot for The Estuary is $1,316 psf. The average for the same period is $1,336 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.