Yishun 10 redevelopment: 110 homes on Yishun's busiest corner.

The Yishun 10 redevelopment turns the 1992 Yishun 10 cinema and retail block at 51 Yishun Central 1 into about 110 homes over a ground-floor retail podium. Frasers Property announced it on 2 September 2026. The site sits about 160m from Yishun MRT, beside Northpoint City and the bus interchange. Yishun 10 closes on 2 March 2027, the launch is targeted for mid-2027, and completion for mid-2031.

This review helps buyers gain clarity well before the showflat opens. Our estimated psf and the full data record sit on the Yishun 10 Redevelopment project page.

What is the Yishun 10 redevelopment?

Here are the preliminary details from Frasers' factsheet. The unit mix, floor plans and prices come at launch.

Frasers calls it the first residential launch in Yishun Central in more than a decade. At about 110 homes, it is small for Yishun. Spread over 110 homes, the floor area works out to about 970 to 1,070 sq ft each, depending on how much goes to the shops. That figure includes lobbies and corridors, so it is not a unit size, but it points to family-sized homes rather than studios.

Frasers also launched Yishun 10 Memories with Studio Lapis. Former patrons can send stories and photos to yishun10memories@studiolapis.sg by 31 October 2026.

How much did Frasers pay for Yishun 10, and what is still missing?

Frasers paid $82.5 million across two deals in 2025. It bought the 1,477-seat Golden Village cinema for $48 million in June, with an 18-month lease-back. In August it bought the 10 ground-floor shop units from Frasers Centrepoint Trust for $34.5 million. Those shop units sat on a 99-year lease that began on 1 April 1990.

Divide $82.5 million by the new floor area and you get about $703 psf ppr, the price per square foot of floor space the site may hold. That is not the full land cost. To build homes here on a fresh 99-year lease, Frasers must pay the state a premium. That premium has not been published.

So we value the land at $980 psf ppr, the price HDB accepted for Chencharu Close in September 2025. It is the nearest recent sale of similar land: also District 27, also mixed-use, about 1.7km away. At that rate the land is worth about $115 million, which implies a lease premium of roughly $30 million to $33 million (est.).

Here are two findings. On the disclosed price alone, Yishun 10 would be cheaper than every private site on the list. With a realistic lease premium, it lands mid-table, level with Chencharu Close. Expect the second picture.

What launch price does the Yishun 10 redevelopment imply?

Land cost gives us an idea of what the starting price will be. Our model adds the other costs.

Divide $222.3 million by 117,376 sq ft and the breakeven is about $1,894 psf ppr. Stamp duty is lower than on a land tender, about $4.1 million, because Frasers bought commercial property and paid no developer ABSD. We add the 15% to 30% margin band measured across 42 launched projects. That gives an indicative range of $2,180 to $2,460 psf (est.). Part of that margin covers the gap between the floor area a developer pays for and the smaller area it can sell, so it is not all profit. Our pricing methodology shows each step.

The proxy is the biggest uncertainty, so here is how the answer moves with it.

The lower premium in each range assumes the $2 million extra payment on the cinema falls due. Our estimate is $90 to $100 psf below the $2,270 to $2,560 we estimate for Chencharu Central Residences, which carries a bus interchange and hawker centre in its costs. None of these figures is developer-confirmed.

How does that compare with resale prices near Yishun MRT?

The Yishun 10 redevelopment will likely command a premium. The table covers the private condos and ECs within about 1.7km that resold most often in the past year.

North Park Residences is the only true comparison. Frasers built it, it sits on the same corner, and it shares the plot ratio of 3.0. Its homes resold at a median of $1,930 psf over the past year, so our range sits 13% to 27% above it. The two newest condos nearby, The Watergardens at Canberra and The Commodore, resell at about $1,720 psf. North Park and the older projects are pre-harmonised, so their floor area included spaces such as air-con ledges. On today's basis their psf would read a few percent higher, which narrows the gap a little.

Here is the good news. Of 1,625 recorded resales across these seven projects, 1,576 made money, or 97%. District 27 as a whole shows 4,919 of 5,216 resales in profit, 94%, at a median 3.8% a year over a median hold of eight years. Most of the losses nearby sit at Yishun Emerald, where 41 of 428 resales lost money.

What should launch day look like for 110 homes?

There has been no preview yet. The launch is targeted for mid-2027, so there is no launch-day result to report. Three recent North launches show what a good day looks like.

Canberra Crescent Residences is the closest guide. It is the last private launch in District 27. It sold 40% on its first day at $1,974 psf, mostly to HDB upgraders who knew the area, according to ERA's chief executive, and it is now 94% sold. Lentor Gardens Residences sold 54% on day one at $2,350 psf and has not moved since. It launched almost $400 psf higher.

For Yishun 10, 40% means only 44 buyers. The buyer pool is mostly local upgraders: 63% of North Park's buyers came from HDB addresses. On our MOP export, 3,638 flats in 29 Yishun blocks reach their five-year minimum occupation period in 2027, the launch year. That is an estimate, and a flat owner who can sell is not a buyer, but it shows the pool is not thin. We will report the actual launch-day result here when it happens.

Which primary schools are near Yishun 10, and who gets in?

Six schools are within 1km radius of the development on our straight-line estimates, and two more just beyond. The table shows Phase 2C results for both recent years.

Four schools had room. Xishan, Yishun, Ahmad Ibrahim and Jiemin took every Phase 2C applicant in 2025 and 2026. A family that wants a place nearby, rather than a particular name, is well served.

Huamin and Chongfu are the two in demand. Both balloted at Phase 2C among citizens living within 1km, in both years. In 2026 Chongfu had 137 applicants for 48 places and Huamin 106 for 58. Living inside 1km gets a child into that ballot. It does not guarantee a seat.

Chongfu needs a careful check. On our estimate it is only about 9m inside the 1km line, well within the gap between a map point and MOE's own measure. Northland, about 1.08km away, is just outside on our figures. Once the block layout is out, check the address on MOE SchoolFinder or OneMap's school query. Our study of school demand and new launches explains how these ratios shift.

What is within walking distance of Yishun 10?

The MRT, the mall, a polyclinic and two hospitals are within about 11 minutes on foot.

This is a finished town centre. The Government has not announced any other transformation for Yishun Central, so the value case rests on what is already here. The one large change nearby is Chencharu, HDB's new town of about 10,000 homes to 2040, which starts about 1.7km south-west.

Seletar Aerospace Park, the nearest large employment hub, is about 4km away. The CBD is about 16km away, on the North-South Line without a change. For drivers, the North-South Corridor is now targeted to open in phases from 2029.

Plus points for Yishun 10 Redevelopment

• Good MRT connectivity. Yishun MRT is about 160m away, with Northpoint City linked underground and the bus interchange next door.
• A fresh 99-year lease. The new term starts at the lease refresh, not in 1990 when the old building's lease began.
• A small, easier launch. About 110 homes means 44 buyers would match Canberra Crescent's first day.
• Six primary schools within 1km. Four had spare Phase 2C places in 2025 and 2026.
• A clean local resale record. 1,576 of 1,625 recorded resales in the seven nearby projects made money, including 234 of 238 at North Park Residences.

Minus points for Yishun 10 Redevelopment

• An unknown lease premium. Every $100 psf ppr of all-in land moves our breakeven by about $127 psf, and Frasers has not published the figure.
• A premium over the neighbour. At $2,180 psf or more (est.), buyers pay 13% to 27% above North Park Residences' resale price. Buyers may opt for a comparable resale instead.
• A large cash outlay. A 1,000 sq ft home at our range costs about $2.18 million to $2.46 million (est.). The 25% down payment on a first loan is $545,000 to $615,000, plus Buyer's Stamp Duty of about $78,600 to $92,600.
• A thin rental yield. North Park rents average about $4.70 psf a month over 1,978 lodged contracts. At our range that is about 2.3% to 2.6% gross (est.).
• Plenty of choice in 2027. Chencharu Central Residences previews on 16 January 2027, and four EC sites in District 27 come out $300 to $500 psf cheaper on our model, with EC income and resale rules attached.

Our affordability calculator, stamp duty calculator and progressive payment calculator show how the cash works stage by stage.

The short version

So what should you do with this?

• Plan around $2,180 to $2,460 psf for now. When the price list comes, compare it against $1,930 at North Park Residences, because that is the number a future buyer of your home will use.
• If Huamin or Chongfu matters to you, check your exact unit on MOE SchoolFinder once the layout is released. Do not assume the whole block is inside 1km.
• Selling a flat that reaches MOP in 2027? Get a bank's in-principle approval before the launch, and price a District 27 EC too if you qualify.

Frequently asked questions

Sources & methodology

How we checked this

The site area, floor area, home count, lease basis and completion come from Frasers' factsheet. We reproduced the plot ratio and land rate. 117,376 sq ft divided by 39,125 sq ft gives 3.0. $82.5 million divided by 117,376 sq ft gives about $703 psf ppr. At $980 psf ppr the land is worth $115.0 million, so the lease premium would be about $30.5 million to $32.5 million, depending on the $2 million contingent payment.

Resale figures match each sale in URA caveat data to the earlier purchase of the same home, losses included. School distances are straight-line estimates from OneMap geocodes. Launch-day figures for other projects are as reported; Yishun 10 has not previewed.

Where the figures come from

The plan, site figures and timeline are from Frasers Property's press release and its SGX filing. Purchase prices, the lease-back and the strata lease are as reported by EdgeProp and The Edge Singapore via Yahoo Finance; the 1992 opening as reported by Stacked Homes. Launch results are from EdgeProp for Canberra Crescent Residences and Lentor Gardens Residences, and from CDL for Norwood Grand.

The cost breakdown and breakeven are our own estimates from the PropertyInsider.sg cost model, explained in our pricing methodology. Land prices are from our land cost tracker. School results are MOE Primary 1 registration figures compiled in our schools dataset. Resale and rent figures are our compilation of URA caveat data and lodged rental contracts, also mapped on our resale returns map. The MOP count is from an export of HDB blocks compiled by PropertyInsider.sg; its MOP years are estimates. Upcoming launches are listed on our upcoming launches calendar.

See the full Yishun 10 Redevelopment project page