The Estuary
The Estuary is a 99-year condominium in District 27 (Yishun) that obtained TOP in 2013, with 608 units across 8 blocks. Across 1,056 transactions on record, units have recently transacted around S$1.48M (S$1,322 psf, ~1,119 sqft). There are 49 units for sale from S$800k to S$8.38M. The lease has approximately 81 years remaining.
What are the key facts about The Estuary?
The Estuary is a 99-year condominium in District 27 (Yishun) that obtained TOP in 2013, with 608 units across 8 blocks.
- Tenure
- 99-year
- TOP / Completion
- 2013
- Developer
- MCL LAND (WARREN) PTE LTD
- Total units
- 608
- Blocks
- 8
- District / Area
- District 27 (Yishun)
- Market segment
- OCR
- Median PSF
- S$1,322 psf
- Last transacted
- May 2026
- Remaining lease
- ≈ 81 years
What is the price and PSF at The Estuary?
Units have recently transacted around S$1.48M (S$1,322 psf), at a gross rental yield of about 2.3% (URA caveat data).
Recent median price
S$1.48M
recent · 1,056 sales on record
Median PSF
S$1,322 psf
recent transactions
Median rent (monthly)
S$2,780
1,539 rentals on record
Gross rental yield
2.3%
indicative, gross
Units currently for sale are asking a median of S$1,427 psf — about 8% above the most recent transacted PSF.
Source: URA caveat data, through May 2026.
What has recently sold at The Estuary?
The Estuary has 1056 recorded sales; the most recent transacted at S$1,500,000 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| May 2026 | S$1,500,000 | 1,302 | S$1,152 psf |
| Feb 2026 | S$1,480,000 | 1,119 | S$1,322 psf |
| Feb 2026 | S$1,800,000 | 1,184 | S$1,520 psf |
| Feb 2026 | S$1,260,000 | 926 | S$1,361 psf |
| Feb 2026 | S$1,900,000 | 1,528 | S$1,243 psf |
| Jan 2026 | S$1,550,000 | 1,302 | S$1,190 psf |
| Jan 2026 | S$2,100,000 | 1,528 | S$1,374 psf |
| Jan 2026 | S$1,212,000 | 926 | S$1,309 psf |
| Dec 2025 | S$1,305,000 | 904 | S$1,443 psf |
| Nov 2025 | S$1,110,000 | 915 | S$1,213 psf |
| Nov 2025 | S$1,968,000 | 1,302 | S$1,511 psf |
| Oct 2025 | S$1,260,000 | 926 | S$1,361 psf |
1,056 sales and 1,539 rentals on record since Feb 2010. Source: URA.
Are prices at The Estuary rising?
The median transacted PSF at The Estuary has risen 45% over the past 9 years (2017–2026), from S$902 psf to S$1,309 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,309 psf | S$1.50M | 8 | +0.6% |
| 2025 | S$1,301 psf | S$1.30M | 14 | +0.5% |
| 2024 | S$1,295 psf | S$1.37M | 34 | +9.0% |
| 2023 | S$1,188 psf | S$1.31M | 25 | +7.8% |
| 2022 | S$1,102 psf | S$1.20M | 29 | +7.9% |
| 2021 | S$1,021 psf | S$1.20M | 35 | +3.9% |
| 2020 | S$983 psf | S$901k | 30 | +3.7% |
| 2019 | S$948 psf | S$1.06M | 19 | +0.2% |
| 2018 | S$946 psf | S$1.00M | 31 | +4.9% |
| 2017 | S$902 psf | S$850k | 25 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around The Estuary?
6,210 CEA-registered agents closed at least one recorded deal in District 27 — where The Estuary sits — in the last 12 months, across all property types.
Active agents · 12mo
6,210
District 27 · closed ≥1 deal
Deals on record
21,793
all-time · all property types
Source: CEA public transaction records, attributed to District 27across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at The Estuary?
The Estuary has 49 units listed for sale, spanning 1–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 1-bedroom | 16 | S$800k–S$8.38M | S$1,448 psf |
| 2-bedroom | 10 | S$1.15M–S$1.50M | S$1,271 psf |
| 3-bedroom | 18 | S$1.50M–S$2.00M | S$1,330 psf |
| 4-bedroom | 5 | S$1.90M–S$2.10M | — |
Where is The Estuary and what's nearby?
The Estuary is located in Yishun, in the North Region of Singapore.
The Estuary is a 99-year condominium completed in 2013. It was developed by MCL LAND (WARREN) PTE LTD. The development has 608 residential units. It sits on a land area of 26,949 sqm and has a gross floor area of 56,860 sqm. The plot ratio is 2.1.
THE ESTUARY is located at 89 Yishun Avenue 1, Singapore 769132. It is part of District 27, Yishun / Sembawang, Yishun. The project falls within the North Region and the OCR market segment.
The nearest rail connection is Khatib MRT, approximately 706m away, around 11 minutes on foot. Nearby amenities include SHENG SIONG SUPERMARKET PTE LTD for groceries and Lower Seletar Reservoir Park for greenery and recreation. Facilities in the development include Barbeque Area, Clubhouse, Fitness corner, Fun pool, Gymnasium room, and Lap pool.
Who built The Estuary and how big is the development?
The Estuary was developed by MCL LAND (WARREN) PTE LTD, designed by P & T CONSULTANTS PTE LTD, with 608 units over up to 17 storeys.
- Developer
- MCL LAND (WARREN) PTE LTD
- Architect
- P & T CONSULTANTS PTE LTD
- Main contractor
- CHINA CONSTRUCTION (SOUTH PACIFIC) DEVELOPMENT CO PTE LTD
- Floors
- 17 storeys
- Blocks
- 8
- Land area
- 26,949 sqm (290,076 sqft)
- Gross floor area
- 56,860 sqm (612,035 sqft)
- Plot ratio
- 2.10
How far is The Estuary from MRT and schools?
The nearest MRT/LRT to The Estuary is Khatib MRT, about 706 m away (~11 min walk). 4 schools are within 1 km, including 2 primary schools.
Getting around
- Khatib MRT706 m · ~11 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Peiying Primary SchoolPrimary schoolwithin 1 km · P1 priority726 m
- Orchid Park Secondary SchoolSecondary schoolwithin 1 km761 m
- Naval Base Primary SchoolPrimary schoolwithin 1 km · P1 priority911 m
- Naval Base Secondary SchoolSecondary schoolwithin 1 km941 m
- Chung Cheng High School (Yishun)Secondary school1.1 km
- Northland Primary SchoolPrimary school1.4 km
- Yishun Innova Junior CollegeJunior college1.5 km
- Northbrooks Secondary SchoolSecondary school1.8 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does The Estuary have?
The Estuary has 10 facilities, including Barbeque Area, Clubhouse, Fitness corner, Fun pool, and more.
What does it cost to own a unit at The Estuary?
Buying a unit at The Estuary (~S$1.48M) needs about S$10,834/mo in income and S$4,984/mo in repayments, after S$43,800 stamp duty and a S$370k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.48M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$43,800
BSD, tiered
Downpayment (25%)
S$370k
cash + CPF
Monthly instalment
S$4,984/mo
30y @ 3.5%
Income required
S$10,834/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about The Estuary? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Estuary's own transactions.
PropKakiRecent units at The Estuary sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Estuary
How much does a unit at The Estuary cost?⌄
Units at The Estuary have recently transacted around S$1.48M (S$1,322 psf), from 1,056 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at The Estuary?⌄
For a unit around S$1.48M as a first home, you'd need roughly S$10,834/mo in income (assessed at the stress-test rate), with repayments near S$4,984/mo after a S$370k (25%) downpayment and S$43,800 Buyer's Stamp Duty.
Is The Estuary a good investment?⌄
Gross rental yield is about 2.3%, and current asking prices sit about 8% above the most recent transacted PSF; median PSF has risen about 45% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at The Estuary going up?⌄
The median transacted PSF at The Estuary has risen about 45% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is The Estuary freehold or leasehold?⌄
The Estuary is 99-year, with approximately 81 years remaining on the lease.
When was The Estuary built and who developed it?⌄
The Estuary obtained TOP in 2013, developed by MCL LAND (WARREN) PTE LTD, with 608 units across 8 blocks.
How many units are for sale at The Estuary?⌄
There are 49 units for sale at The Estuary, from S$800k to S$8.38M.
What is the nearest MRT to The Estuary?⌄
The nearest MRT/LRT station to The Estuary is Khatib MRT, about 706 m away (~11 min walk).
Which primary schools are within 1 km of The Estuary?⌄
Peiying Primary School, Naval Base Primary School are within 1 km of The Estuary — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.