North Gaia
, Yishun, North · 99-year leasehold · Launched ·
- From
- Not published
- Lowest
- Not published
Exterior: Residential blocks and pool deck, artist's impression. Sing Holdings: North Gaia project page 
Facilities: Arrival drop-off at dusk, artist's impression. Sing Holdings: North Gaia project page 
Facilities: Leisure pool with water slide, artist's impression. Sing Holdings: North Gaia project page 
Facilities: Firefly garden and pavilion at night, artist's impression. Sing Holdings: North Gaia project page
Images from the developer, usually artist's impressions. The finished project may differ.
Executive condominium: buyers must meet income, citizenship and other HDB rules. Check you are eligible first.
Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.
- Ready ()
- 2025
- Nearest MRT or LRT
- 1.3 km · ~17 min walkcalculated
- so far
- 615 of 616 (99.8%)
- Recent sales, median
- Not available
- , median
- S$1,396 psfcalculated
- 99-year leasehold
- Developer
- Sing Holdings (Yishun) Pte Ltd
- Launched
- 23 Apr 2022
Nearest station in service: Yishun MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
Not enough data to score: fewer than 4 in 10 of the figures are known.
Confidence: low, many figures missing (29% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearbynot countedNot known yet. | Not known | Not known yet. |
| Rental yield vs typicalnot countedNot known yet. | Not known | Not known yet. |
| Price vs other new launches nearbynot countedNot known yet. | Not known | Not known yet. |
| Price vs launches in the regionnot countedNot known yet. | Not known | Not known yet. |
| Price vs the developer's likely breakevennot countedNot known yet. | Not known | Not known yet. |
| Value lost to the lease in the next 10 years33% of the scoreAbout 94 years left: the lease takes about 2.9% off its value in the next 10 years. | 71 | About 94 years left: the lease takes about 2.9% off its value in the next 10 years. |
| Nearby homes that beat the marketnot countedNot known yet. | Not known | Not known yet. |
| Distance to the MRT33% of the score1,294 m to the nearest station. | 0 | 1,294 m to the nearest station. |
| Competing homes finishing nearby17% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track record17% of the scoreProblems reported in the news. | 0 | Problems reported in the news. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 1Neutral 1Watch out 2Not known yet 7
Am I paying a fair price?
Price vs similar resale homes nearby · Not known yet
Not known yet
Fewer than 10 similar resale ECs sold within 1.5 km in the last 12 months, or no price is known yet.
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What it compares
This project's median price per sq ft (its own sales) against resale ECs and apartments within 1.5 km, sold in the last 12 months, any size. Each resale price is scaled to this project's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (any size).Price vs other ECs · Not known yet
Not known yet
Fewer than 5 others to compare with.
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What it compares
This project's price per sq ft against the median of every other EC selling now, anywhere in Singapore.Land cost vs launch price · Not known yet
Not known yet
No price per square foot is known for this project yet.
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
Can it earn or hold its value?
Rental yield · Not known yet
Not known yet
Fewer than 10 rental contracts for similar homes within 1.5 km in the last year.
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What it compares
Rents of ECs and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.The figures
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Not known yet
Not known yet
Fewer than 3 nearby projects have enough sales two or more years apart to compare.
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.MRT · Watch out
1,294 m to Yishun MRT Station
Over 1 km from a station; fewer buyers and tenants will consider it.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Punggol Central (planned), 7,207 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Developer's track record · Watch out
1 problem reported in the news
Read what was reported and ask the developer how it was resolved.
Based on PropGPT research, 22 Oct 2026
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).The figures
- 2022: The management corporation of Waterwoods EC, built by a dissolved Sing Holdings subsidiary, applied to court over alleged defects (S$3.9 million claim); the court dismissed the application in August 2022
How fair is this comparison?
Fair. The developer's other projects, not this one.What this check cannot see
- Only problems reported in the news are found; many defects are settled quietly.
- Joint ventures: a problem of one partner is listed even when the other partner led the project.
Sources
Cost to buy, hold and sell · Not known yet
Not known yet
No price is published yet.
Good to know (not judged)
Sales so far · Fact
99.8% sold in 54 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
616 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
1 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 22 Oct 2026
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The figures
- Miltonia Close executive condominium site, about 450 units, top bid by Hoi Hup Realty in April 2026
Sources
Growth-area plans · Fact
In Yishun, an existing town that URA Draft Master Plan 2025 says will be rejuvenated with new homes and amenities
Growth areas are planned for decades and are public, so prices often include them already.
Based on PropGPT research, 22 Oct 2026
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Sources
URA media release: URA unveils Draft Master Plan 2025 (pr25-32), retrieved 2026-10-22
PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What you would pay
The developer has not published prices yet, so PropGPT cannot estimate costs for this project.
Unit types and prices
As published by the developer or reported in the press. Availability changes daily; confirm with the developer.
3BRnot published
958 to 1,076 sq ftnot published psf
4BRnot published
1,313 to 1,389 sq ftnot published psf
5BRnot published
1,593 sq ftnot published psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 3BR | 958 to 1,076 | Not published | Not published |
| 4BR | 1,313 to 1,389 | Not published | Not published |
| 5BR | 1,593 | Not published | Not published |
Price per square foot of actual sales, by month
URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.
Nearby homes and what they sold for
Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.
3 nearby projects, median from S$1,344 to S$1,929. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| SYMPHONY SUITES | 119 m | 99-year from 2014 | S$1,365 | 904 sq ft | 32 |
| NINE RESIDENCES | 549 m | 99-year from 2013 | S$1,344 | 926 sq ft | 5 |
| NORTH PARK RESIDENCES | 1,283 m | 99-year from 2015 | S$1,929 | 829 sq ft | 23 |
Location
- Nearest MRT station
- Yishun MRT Station
- 1.3 km · ~17 min walk
- Nearest school
- Northland Secondary School
- 587 m · ~8 min walk
- Nearest park
- Yishun Pond Pk
- 1.1 km · ~14 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd
- 689 m · ~9 min walk
Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Add North Gaia to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.