CommercialRESIDENTIALLeaseholdDistrict 27 · Yishun

Eight Courtyards

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2013

Quick Summary

Eight Courtyards is a commercial building in District 27 · Yishun, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 83 years remaining. 2 transactions are on record since 1995, most recently in Jan 2013. 1 unit is currently listed for sale. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Eight Courtyards.

Ask PropKaki

What are the key facts about Eight Courtyards?

Key takeawayEight Courtyards is a commercial building in District 27 · Yishun, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 27 · Yishun
Address: 8 Canberra Drive
Land area: 26,539 sqm
Completed: Not on record
Storeys: 15 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 654
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 2015 (MCST 4123)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 5

About Eight Courtyards

Eight Courtyards is a mixed-use building in Yishun (District 27). It is located along Canberra Drive, Singapore 768141.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.5.

The site is leasehold, with about 83 years remaining on the lease. It occupies roughly 26,539 sqm of land with about 66,348 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$1,602 psf. The most recent was in January 2013.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Canberra MRT, 528 m away (about a 8-minute walk). The closest bus stop (Opp Blk 174) is 98 m away (about a 2-minute walk).

What is Eight Courtyards zoned as?

Key takeawayEight Courtyards sits on land zoned RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Eight Courtyards sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jan 2013 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2013	Retail	S$1.70M	893 sqft	$1,903
Jun 2011	Retail	S$1.41M	1,087 sqft	$1,300

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Eight Courtyards rent for?

Key takeawayNo street- or building-level rent is published here. Across District 27 retail, retail space rented at a median of $16.22 psf a month in 2026Q3, with the middle half of leases between $14.21 and $22.24. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 27 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Eight Courtyards

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at Eight Courtyards

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Eight Courtyards?

Key takeawayURA has approved 2 changes of use at Eight Courtyards since 2000, most recently in 2021. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

17 Nov 2025RenewedFloor 1
Continued use as commercial school
Continued use of shop unit #01-XX to commercial school
12 Sept 2023RenewedFloor 1
Continued use as commercial school
Continued use of shop unit #01-XX to commercial school
15 Sept 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school
18 Oct 2018ApprovedFloor 1
Additions & alterations
Proposed covering of the existing private enclosed space for unit #01-XX on lot 03149k mk19 at 10 canberra drive (eight courtyards)
23 Mar 2018ApprovedFloor 1
Additions & alterations
Proposed additions/alterations to the existing 1st storey pes area for 6 canberra drive unit #01-XX of eight courtyards
19 Jun 2017RenewedFloor 1
Continued use as commercial school
Continued use of shop unit #01-XX as commercial school
27 May 2015ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school on lot 03149k mk19 at 8 canberra drive (yishun planning area)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near Eight Courtyards?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at Eight Courtyards right now?

Key takeaway1 unit is currently listed at Eight Courtyards. One row per unit; several agents often market the same unit.

For sale (1)

Retail Shop at Eight CourtyardsS$2.39M · 1,087 sqft

Browse every listing at this building →

What is near Eight Courtyards?

Key takeawayThe nearest MRT/LRT is Canberra MRT, about 528 m away — and 2 competing retail premisess operate nearby.

Getting around

Canberra MRT528 m · ~8 min

Amenities nearby

Opp Blk 174 · 98 mEducational Institution · 160 mH S Lee Clinic & Surgery · 161 mPlace Of Worship · 361 mKemuning Pk · 414 mCanberra MRT Exit C · 498 mChong Pang Community Club · 861 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Chong Pang Market & Food Centre # · 813 mJunction 9 · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Eight Courtyards

Key takeawayThe nearest station is Canberra (NS12), 498 m away — a busy station, with about 45,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 20% of retail buildings

nearest MRT/LRT Canberra (NS12) 498 m, about 45,000 taps a weekday; bus stops within 400 m: 10, about 13,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 68,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Canberra (NS12)498 m · about 45,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Eight Courtyards. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 165/167,170/175 Yishun Ring Road/Avenue 7 (HDB)264 m
S$0.60 per half-hour at midday on a weekday · 619 car lots
Blk 379 Canberra Drive (HDB)355 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 419 car lots
Blk 121/143 Yishun Street 11/Ring Road (HDB)419 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 807 car lots
Blk 112/120 Yishun Ring Road (HDB)460 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 403 car lots
Blk 290/292 Yishun Street 22 (HDB)463 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Yishun Industrial Park A, 673 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Eight Courtyards's own car park, if it has one, and its charges are not in the open data.

Who's registered at Eight Courtyards?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Eight Courtyards as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Wholesale and retail trade
1
Education
1
Construction
1
Transportation and storage
0
Financial and insurance
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about Eight Courtyards

Where is Eight Courtyards?⌄

Eight Courtyards is at 8 Canberra Drive, Singapore 768141, in the Yishun planning area.

What is Eight Courtyards zoned as?⌄

Eight Courtyards sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.5.

What is the tenure of Eight Courtyards?⌄

Eight Courtyards is leasehold. About 83 years remain on the lease.

What have units at Eight Courtyards sold for?⌄

Across 2 recorded transactions, the median price is S$1,602 psf. The latest was in January 2013.

What is the nearest MRT station to Eight Courtyards?⌄

Canberra MRT is the closest, 528 m away (about a 8-minute walk).

How many businesses are registered at Eight Courtyards?⌄

10 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project Eight Courtyards.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.