The Estuary
The Estuary is a 99-year condominium in District 27 (Yishun) that obtained TOP in 2013, with 608 units across 8 blocks. Units have recently transacted around S$1.48M (S$1,309 psf), from 1,054 sales on record. There are 46 units for sale from S$838k to S$2.10M. 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$1,309 psf
- Last transacted
- Feb 2026
- Remaining lease
- ≈ 81 years
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 2.2% (URA caveat data).
Recent median price
S$1.48M
recent · 1,054 sales on record
Median PSF
S$1,309 psf
recent transactions
Median rent (monthly)
S$2,763
1,522 rentals on record
Gross rental yield
2.2%
indicative, gross
Units currently for sale are asking a median of S$1,340 psf — about 2% above the most recent transacted PSF.
Source: URA caveat data, through Feb 2026.
What has recently sold at The Estuary?
The Estuary has 1054 recorded sales; the most recent transacted at S$1,480,000 in Feb 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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$1,900,000 | 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 |
| Sept 2025 | S$1,200,000 | 926 | S$1,296 psf |
| Aug 2025 | S$1,540,000 | 1,184 | S$1,301 psf |
1,054 sales and 1,522 rentals on record since Feb 2010. Source: URA.
What bedroom types are available at The Estuary?
The Estuary has 46 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 | 20 | S$838k–S$1.50M | S$1,461 psf |
| 2-bedroom | 7 | S$1.20M–S$1.50M | S$1,326 psf |
| 3-bedroom | 16 | S$1.55M–S$1.89M | S$1,283 psf |
| 4-bedroom | 3 | S$2.00M–S$2.10M | S$1,309 psf |
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.
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
Frequently asked questions about The Estuary
What is the price at The Estuary?⌄
Units at The Estuary have recently transacted around S$1.48M (S$1,309 psf), from 1,054 sales on record (URA caveat data).
What is the PSF at The Estuary?⌄
Units for sale at The Estuary are asking a median of about S$1,340 psf.
Is The Estuary freehold or leasehold?⌄
The Estuary is 99-year, with approximately 81 years remaining on the lease.
When was The Estuary built?⌄
The Estuary obtained TOP in 2013, developed by MCL LAND (WARREN) PTE LTD.
How many units are for sale at The Estuary?⌄
There are 46 units for sale at The Estuary, from S$838k to S$2.10M.
What is the rental yield at The Estuary?⌄
Gross rental yield at The Estuary is about 2.2%, based on median current rents and prices.
How many units are in The Estuary?⌄
The Estuary has 608 units across 8 blocks.
What facilities does The Estuary have?⌄
The Estuary has 10 facilities, including Barbeque Area, Clubhouse, Fitness corner, Fun pool, Gymnasium room, Lap pool, and more.
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.
