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 1,057 transactions on record, units have recently transacted around S$1.48M (S$1,309 psf, ~1,119 sqft). There are 42 units for sale from S$800k to S$2.28M. The lease has approximately 81 years remaining.
| Tenure | 99-year leasehold from 2008 (≈81 years left) |
|---|---|
| TOP year | 2013 |
| Developer | MCL LAND (WARREN) PTE LTD |
| Units | 608 in 8 blocks |
| District and area | District 27 · Yishun · OCR |
| Nearest MRT | Khatib MRT, 706 m (~11 min walk) |
| Latest median psf | S$1,309 psf, last 12 URA caveats to Jul 2026 |
What's for sale and for rent at The Estuary?
The Estuary has 42 units listed for sale, asking S$800k to S$2.28M (median S$1,430 psf), and 7 units for rent at a median of S$3,800 a month.
For sale
42 listings
S$800k – S$2.28M
For rent
7 listings
S$2,700 – S$5,900 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 16 | S$800k–S$1.45M | S$1,326 psf |
| 2-bedroom | 10 | S$1.10M–S$1.50M | — |
| 3-bedroom | 12 | S$1.50M–S$1.95M | S$1,430 psf |
| 4-bedroom | 4 | S$1.90M–S$2.28M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Estuary?
Floor plans for The Estuary aren't in PropKaki's library yet. Across 1,000 URA caveats, units range from 592 sqft to 1,615 sqft, and the middle half are 926 sqft to 1,302 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 1-bedroom | 592 sqft to 1,119 sqft | S$800k · S$1,326 psf |
| 2-bedroom | 904 sqft to 1,119 sqft | S$1.10M |
| 3-bedroom | 1,119 sqft to 1,313 sqft | S$1.50M · S$1,430 psf |
| 4-bedroom | 1,528 sqft | S$1.90M |
Check the Floor Plan Finder for The Estuary →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at The Estuary?
Units have recently transacted around S$1.48M (S$1,309 psf), at a gross rental yield of about 2.3% (URA caveat data).
Recent median price
S$1.48M
recent · 1,057 sales on record
Median PSF
S$1,309 psf
recent transactions
Median rent (monthly)
S$2,779
1,548 rentals on record
Gross rental yield
2.3%
indicative, gross
Units currently for sale are asking a median of S$1,430 psf — about 9% above the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at The Estuary?
The Estuary has 1057 recorded sales; the most recent transacted at S$1,400,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$1,400,000 | 1,119 | S$1,251 psf |
| May 2026 | S$1,500,000 | 1,302 | S$1,152 psf |
| Feb 2026 | S$1,800,000 | 1,184 | S$1,520 psf |
| Feb 2026 | S$1,480,000 | 1,119 | S$1,322 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 |
1,057 sales and 1,548 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 | 9 | +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.
Is The Estuary a good investment?
Of 465 units at The Estuary that were bought and later resold (bought from 2010, resold up to 2026), 93% sold for more than they were bought for, with a median gain of 24% over a median 5.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 9% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
93%
of 465 resales here
Median gain
24%
gross, before costs
Median hold
5.0 years
bought to resold
Every unit at The Estuary with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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.
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.
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
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
How many property agents are active around The Estuary?
6,211 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
6,211
District 27 · closed ≥1 deal
Deals on record
21,909
all-time · all property types
Source: CEA public transaction records, attributed to District 27 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
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
Is The Estuary freehold?⌄
No. The Estuary is on a 99-year lease that started in 2008, with about 81 years left.
How old is The Estuary?⌄
The Estuary was completed (obtained TOP) in 2013, so it is about 13 years old.
Is The Estuary a good investment?⌄
Of 465 units at The Estuary that were bought and later resold (bought from 2010, resold up to 2026), 93% sold for more than they were bought for, with a median gain of 24% over a median 5.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 9% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is The Estuary an EC?⌄
No. The Estuary is a private condominium, not an executive condominium (EC).
Who is the developer of The Estuary?⌄
The Estuary was developed by MCL LAND (WARREN) PTE LTD.
What is the price of a condo at The Estuary?⌄
Units at The Estuary have recently sold for around S$1.48M (S$1,309 psf), the median of the last 12 URA caveats to Jul 2026. The price depends on size, floor and facing. 42 units are listed for sale from S$800k to S$2.28M.
Where is The Estuary located?⌄
The Estuary is at 89 Yishun Avenue 1, Singapore 769132, in Yishun (District 27). The nearest MRT station is Khatib MRT, about 706 m away.
How many units are there in The Estuary?⌄
The Estuary has 608 units in 8 blocks, up to 17 storeys high.
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.
Are prices at The Estuary going up?⌄
The median price per square foot at The Estuary has risen about 45% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
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 get priority in Primary 1 (P1) registration.