NORTH GAIA
How is this worked out? — the five sub-scores
North Gaia is a leasehold project in D27 Yishun with limited yield data, thin liquidity and strong school demand (Chongfu School within 1 km). It sits in no designated growth node.
- Family demand buyers
- pure rental-yield investors
- capital-growth-led investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Investment report
A plain-language read on North Gaia — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- Oversubscribed primary school (Chongfu School) within 1 km — a durable family-demand anchor.
- Well-sized 616-unit project — larger developments trade at firmer $psf and resell faster.
- Thin liquidity (0 sales/12 mo) — a slower, choppier exit and a softer price signal.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $1,332 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $1,325 psf |
| D27 district-comparablemedian $psf of all projects in the district | $1,310 psf |
| HomeVestor fair range | $1,256–$1,389 psf ≈ $1,257,256–$1,390,389 for a ~1,001 sqft unit |
See the D27 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Long-run trend — project vs. market
Indexed to 100 at 2022 · 2022–2025
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
Popular schools nearby
Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Yishun MRT Station · ~1367 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | NORTH GAIA |
| Street Name | Yishun Close |
| Property Type | Non-landed residential |
| Tenure | 99 years leasehold · ~98 yrs left |
| District / Planning Area | D27 / Yishun |
| Completion | 2025 |
| Number of units | 616 units |
| Highest floor in the project | 14 |
| Developer | SING HOLDINGS (YISHUN) PTE LTD |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 2.8 |
All transactions (622)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|