Eight Courtyards
Eight Courtyards is a 99-year lease (83 yrs left) condominium development in District 27 (Yishun / Sembawang / Canberra). It has 122 recorded private transactions. Latest sale: $1,540,000 (Jun 2026, 106 sqm, floors 01-05). Median $1,242/sqft. Prices up 29.3% over the period. 83 years lease remaining.
Where Eight Courtyards ranks in District 27
All 35 projects ›Median psf over time
Estimate a unit at Eight Courtyards
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.21% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,160 | 46 |
| 06-10 | $1,246 | 33 |
| 11-15 | $1,269 | 43 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 106 sqm | $1,540,000 | $1,350 |
| Jun 2026 | 01-05 | Resale | 89 sqm | $1,278,000 | $1,334 |
| Jun 2026 | 01-05 | Resale | 101 sqm | $1,460,000 | $1,343 |
| Jun 2026 | 01-05 | Resale | 70 sqm | $1,050,000 | $1,394 |
| May 2026 | 01-05 | Resale | 128 sqm | $1,980,000 | $1,437 |
| Apr 2026 | 11-15 | Resale | 80 sqm | $1,198,000 | $1,391 |
| Apr 2026 | 11-15 | Resale | 107 sqm | $1,655,000 | $1,437 |
| Mar 2026 | 11-15 | Resale | 107 sqm | $1,630,000 | $1,415 |
| Feb 2026 | 06-10 | Resale | 107 sqm | $1,650,000 | $1,433 |
| Jan 2026 | 01-05 | Resale | 106 sqm | $1,280,000 | $1,122 |
| Jan 2026 | 11-15 | Resale | 101 sqm | $1,520,000 | $1,398 |
| Dec 2025 | 06-10 | Resale | 80 sqm | $1,210,000 | $1,405 |
| Sep 2025 | 11-15 | Resale | 105 sqm | $1,575,000 | $1,394 |
| Aug 2025 | 01-05 | Resale | 106 sqm | $1,568,888 | $1,375 |
| Aug 2025 | 11-15 | Resale | 107 sqm | $1,600,000 | $1,389 |
| Aug 2025 | 01-05 | Resale | 107 sqm | $1,582,000 | $1,374 |
| Jul 2025 | 06-10 | Resale | 91 sqm | $1,290,000 | $1,317 |
| Jul 2025 | 11-15 | Resale | 85 sqm | $1,189,500 | $1,300 |
| Jul 2025 | 01-05 | Resale | 146 sqm | $2,027,880 | $1,290 |
| Jun 2025 | 06-10 | Resale | 108 sqm | $1,580,000 | $1,359 |
| Jun 2025 | 11-15 | Resale | 81 sqm | $1,200,000 | $1,376 |
| May 2025 | 01-05 | Resale | 89 sqm | $1,205,000 | $1,258 |
| Apr 2025 | 01-05 | Resale | 101 sqm | $1,400,000 | $1,288 |
| Mar 2025 | 11-15 | Resale | 105 sqm | $1,530,000 | $1,354 |
| Feb 2025 | 06-10 | Resale | 114 sqm | $1,560,000 | $1,271 |
Eight Courtyards is inside the 1 km Primary 1 priority zone for 4 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Eight Courtyards, with their median resale psf. Useful for comparing what Eight Courtyards costs per square foot against nearby developments.
About Eight Courtyards
Eight Courtyards in District 27 (Yishun / Sembawang / Canberra) has been a strong performer, with median psf up roughly 29.3% over the period (about 5.4% a year). Its $1,242 psf median tracks close to the District 27 median. It has a busy transaction history, with 122 sales between 2021-07 and 2026-06, ranging from $560,000 to $2,027,880. The most recent transaction was a 106 sqm unit (floors 01-05) at $1,540,000 in Jun 2026, and the median is $1,242 psf. Floor level matters here: units on the higher 11-15 band have traded around 9% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 83 years remaining is 0.9425, an annual lease decay of about 0.21%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Eight Courtyards cost?
The most recent transaction at Eight Courtyards was $1,540,000 for a 106 sqm unit in 2026-06. The median price is $1,242 per square foot across 122 transactions, ranging from $560,000 to $2,027,880. Data sourced from URA.
Is Eight Courtyards freehold or leasehold?
Eight Courtyards is on a 99-year lease commencing in 2010, with approximately 83 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.21%.
What is the price per square foot (psf) at Eight Courtyards?
The median price at Eight Courtyards is $1,242 psf, with transactions ranging from $924 to $1,677 psf. This is based on 122 URA-recorded transactions in District 27.
Have prices at Eight Courtyards gone up or down?
Prices at Eight Courtyards have increased by approximately 29.3% over the data period (around 5.4% a year). The median price is currently $1,242 psf, with the most recent sale at $1,540,000 in 2026-06.