Yishun Emerald Investment Returns: Rental Yield Analysis
Yishun Emerald delivers a gross rental yield of 3.4-3.6%, making it one of the more attractive investment properties in District 27 for buyers seeking consistent rental income alongside capital appreciation.[2][3][4] Located at 20 Canberra Drive in the Yishun-Sembawang precinct, this 99-year leasehold condominium completed in 2002 has demonstrated solid investment fundamentals with a 2-year price appreciation of 17.9% against the district average of 9.9%.[3]
For property investors evaluating Yishun Emerald as part of their portfolio, understanding the rental yield dynamics, tenant demand patterns, and capital growth trajectory is essential to making an informed investment decision. This comprehensive analysis examines the investment case for Yishun Emerald, providing the data-driven insights you need to assess whether this development aligns with your investment objectives.
Understanding Yishun Emerald's Rental Yield Performance
The current average gross rental yield at Yishun Emerald stands at 3.4-3.6%, positioning it favorably within the District 27 market and above many comparable older condominiums.[2][3][4] This yield reflects the balance between current property values and achievable monthly rental rates, making it an attractive option for investors seeking regular income streams.
Rental yields are calculated by dividing the annual rental income by the property's purchase price. At Yishun Emerald, a 2-bedroom unit purchased at approximately S$1.2-1.4 million can generate monthly rental income of S$3,400-4,200, translating to the 3.4-3.6% gross yield.[2][4][6] This means your annual rental income would represent 3.4-3.6% of your initial investment before accounting for expenses like maintenance fees, property tax, and management costs.
What makes Yishun Emerald's yield particularly noteworthy is its resilience. Unlike newer developments where yields compress as prices appreciate rapidly, Yishun Emerald has maintained stable rental demand while simultaneously appreciating in value—a combination that delivers both income and growth to investors.
Monthly Rental Income by Unit Type
Understanding the specific rental income potential for different unit types helps you project your investment returns accurately. Here's what current market data shows for Yishun Emerald units:
- 2-Bedroom Units (900-1,000 sqft): S$3,200-3,600 monthly rent, generating approximately S$38,400-43,200 annually[6]
- 3-Bedroom Units (1,100-1,200 sqft): S$3,950-4,350 monthly rent, producing S$47,400-52,200 yearly[6]
- 4-Bedroom Units (1,300-1,400 sqft): S$3,800-4,200 monthly rent, yielding S$45,600-50,400 annually[6]
The rental per square foot ranges from S$3.09-3.94 psf monthly, which is competitive for a mature development in this location.[6] Two-bedroom units represent the most frequently rented unit type, offering the best balance between tenant demand and rental yield consistency.
Capital Appreciation Outlook for Yishun Emerald Investors
Beyond rental yield, capital appreciation forms the second pillar of investment returns. Yishun Emerald has demonstrated impressive appreciation over the past two years, with prices rising 17.9% compared to the District 27 average of 9.9%.[3] This outperformance suggests strong underlying demand and value creation for investors who purchased earlier.
Current price ranges for Yishun Emerald units stand at S$856-1,255 psf, with absolute prices between S$1.2-1.85 million depending on unit type and condition.[4][5] The property's 99-year leasehold tenure, while shorter than freehold, remains acceptable to most buyers and tenants in Singapore's market, particularly given the development's strong location and amenities.
The appreciation trajectory reflects several positive factors: the development's proximity to Canberra MRT station (within 500 meters), ongoing infrastructure improvements in the Yishun-Sembawang area, and the relative scarcity of well-maintained older condominiums with strong rental demand. For investors with a 5-10 year holding period, this appreciation pattern suggests continued value growth.
Why Yishun Emerald Attracts Rental Tenants
Strong rental yield depends on consistent tenant demand. Yishun Emerald benefits from several factors that keep units occupied and rental rates stable:
- MRT Connectivity: Canberra MRT station (Downtown Line) is within walking distance, providing direct access to Bukit Batok, Bukit Timah, and the city center in under 20 minutes
- Shopping & Dining: Canberra Plaza and Sembawang Shopping Centre offer retail, F&B, and supermarket options within 300-500 meters
- Family-Friendly Amenities: Multiple primary and secondary schools nearby, plus parks and sports facilities attract families seeking rental accommodation
- Mature Estate Character: The established Yishun-Sembawang neighborhood appeals to expats and professionals seeking stable, quiet residential areas
- Well-Maintained Facilities: The development's 436 units include a swimming pool, gymnasium, tennis court, and landscaped gardens that enhance rental appeal
These factors combine to create reliable tenant demand, which translates to lower vacancy rates and more stable rental income for investors. The development consistently shows rental activity across all unit types, indicating broad market appeal rather than niche demand.
Comparing Yishun Emerald's Yield to Market Alternatives
When evaluating investment properties, comparing yields across similar developments helps contextualize Yishun Emerald's performance. The 3.4-3.6% gross yield places it in the upper tier for mature condominiums in District 27, particularly when considering the property's location, amenities, and tenant profile.
Newer developments in prime locations often yield 2.0-2.8% due to higher purchase prices, while older developments in less accessible areas may offer 3.5-4.5% but with lower capital appreciation potential. Yishun Emerald's sweet spot—combining solid yield with demonstrated capital growth—makes it attractive for investors seeking balanced returns rather than yield-chasing at the expense of growth.
The development's 2-year appreciation of 17.9% significantly outpacing the district average suggests that future investors can expect not just rental income but also meaningful property value growth, making the total return (yield plus appreciation) compelling compared to alternatives.
Calculating Your Net Investment Returns
Gross rental yield tells only part of the story. To understand your true investment returns, you must account for expenses. Here's what impacts your net yield:
- Maintenance Fees: Typically S$250-350 monthly at Yishun Emerald, depending on unit size
- Property Tax: Approximately 4-5% of annual rental income for residential properties
- Management Costs: If using a property management service, typically 5-8% of rental income
- Vacancy Allowance: Budget 5-10% for potential gaps between tenants
- Repair & Maintenance Reserve: Set aside 10-15% of rental income for unexpected repairs
For a 2-bedroom unit generating S$3,500 monthly rent (S$42,000 annually), after deducting approximately S$8,000-10,000 in expenses, your net rental yield would be approximately 2.3-2.7%—still respectable but notably lower than the gross 3.4% figure. This net yield, combined with capital appreciation potential, forms the complete investment picture.
Investment Considerations & Risk Factors
While Yishun Emerald presents a solid investment case, prudent investors should consider several factors:
- Leasehold Tenure: The 99-year leasehold means the property will eventually decline in value as the lease term shortens. Current buyers have approximately 75 years remaining, but this should factor into your long-term holding strategy
- Age of Development: Completed in 2002, the building is over 20 years old. Budget for potential major renovation works in the coming years, which could increase maintenance costs
- Market Competition: Newer developments with modern amenities may attract some tenant segments, potentially affecting rental rates over time
- Interest Rate Environment: Rising interest rates could compress property values and affect tenant affordability, potentially impacting rental demand
- Tenant Quality: Rental income stability depends on securing reliable tenants. Professional property management becomes increasingly important
These considerations don't negate Yishun Emerald's investment appeal but rather highlight the importance of thorough due diligence before purchasing.
Finding Available Units for Sale at Yishun Emerald
If Yishun Emerald's investment profile aligns with your objectives, the next step is identifying available units that meet your investment criteria. Browse all units currently for sale at Yishun Emerald through Homejourney's comprehensive listings, where you can filter by unit type, price range, and specific features. Homejourney's verified listings ensure you're viewing current, accurate information from trusted sources.
When evaluating specific units, consider factors beyond price: unit orientation (affects natural light and rental appeal), floor level (higher floors typically command premium rents), and condition (well-maintained units attract better tenants). Our detailed unit types and size guide provides specifications for each configuration, helping you understand which units best suit your investment strategy.
Financing Your Yishun Emerald Investment
Understanding your financing options is crucial for investment property purchases. Most banks offer 75-80% loan-to-value financing for investment properties, requiring 20-25% down payment. For Yishun Emerald units in the S$1.2-1.85 million range, this typically means down payments of S$240,000-460,000.
Additional Buyer's Stamp Duty (ABSD) applies to investment property purchases: 5% for the first property, 10% for the second, and 15% for subsequent properties. These costs significantly impact your total investment outlay and should be factored into your return calculations.
Use Homejourney's mortgage calculator and bank rates tool to estimate monthly loan payments and compare financing options across different banks. This helps you understand cash flow requirements and ensure the rental income adequately covers mortgage payments plus expenses.
Market Timing & Entry Strategy
With Yishun Emerald's strong 17.9% appreciation over two years, some investors wonder whether they've missed the best entry point. However, investment property decisions should focus on long-term fundamentals rather than short-term price movements.
The development's underlying value drivers—excellent MRT connectivity, established amenities, strong tenant demand, and ongoing district development—remain intact. For investors with 5-10 year holding periods, current pricing reflects fair value given the rental yield and appreciation potential. Rushing to buy based on recent appreciation or delaying in hopes of price declines both represent timing risks.
Instead, focus on identifying the right unit for your investment profile and ensuring the numbers work for your specific circumstances. A unit that generates consistent rental income and aligns with your financial goals matters more than whether you purchase at the absolute market bottom.
Next Steps: Schedule a Property Viewing
Ready to explore Yishun Emerald as an investment opportunity? The most effective way to evaluate the property is an in-person viewing. Walk through units, assess the condition, speak with current residents about their experience, and get a feel for the neighborhood. This firsthand experience often reveals details that online research cannot capture.
Connect with Homejourney's network of experienced property agents who specialize in District 27 investments. They can provide market insights, negotiate on your behalf, and guide you through the entire purchase process. Schedule a viewing today and take the first step toward adding Yishun Emerald to your investment portfolio.
FAQ: Yishun Emerald Investment Returns & Rental Yield
What is the current rental yield at Yishun Emerald?
The average gross rental yield at Yishun Emerald is 3.4-3.6%, calculated based on current property prices and achievable monthly rental rates.[2][3][4] This gross yield doesn't account for expenses; net yield after maintenance fees, property tax, and management costs typically ranges from 2.3-2.7%.
How much monthly rent can I expect from a 2-bedroom unit?
2-bedroom units at Yishun Emerald typically rent for S$3,200-3,600 monthly, or approximately S$3.20-3.94 per square foot.[6] This translates to S$38,400-43,200 annual rental income before expenses.
Has Yishun Emerald appreciated in value?
Yes, significantly. Over the past two years, Yishun Emerald prices have appreciated 17.9%, substantially outpacing the District 27 average of 9.9%.[3] This strong capital appreciation combined with solid rental yield makes it attractive for investors seeking balanced returns.
What are the main expenses I should budget for as an investor?
Key expenses include maintenance fees (S$250-350 monthly), property tax (4-5% of rental income), management fees if applicable (5-8% of rental income), and reserves for vacancies and repairs (10-15% of rental income). These typically total S$8,000-10,000 annually for a 2-bedroom unit.
