The Criterion is an Executive Condominium (EC) located in District 27, Yishun. Developed by City Developments Limited, this project is designed with luxury and comfort in mind, offering high-quality homes across 505 units in 10 residential towers.
The development provides a wide range of unit layouts, from 2- to 5-bedroom options, catering to various family sizes and lifestyles. It features an array of family-friendly amenities and is situated close to several reputable schools, making it ideal for families seeking a peaceful yet convenient environment. The Criterion primarily appeals to families but also stands out for its competitive pricing in the relatively new property market, making it an attractive option for upgraders in the Yishun area.
If you are interested to find out more about The Criterion, read on as we delve deeper into the project details, location, site, price, and MOAT analysis.
*This article was written in September 2024 and does not reflect data and market conditions beyond.
Project Details
Location Analysis
The Criterion is an executive condominium located in Yishun, in the cross intersection of Yishun Street 51 and Street 41. Some units of the development offer stunning views of the Lower Seletar reservoir.
The Criterion offers good accessibility, being in close proximity to Khatib MRT station and a 10-15 minute bus ride from Yishun MRT Station on the North-South Line. This provides direct connectivity to Orchard and Raffles Place, making commutes to the city convenient. The area is also well-served by several bus routes and enjoys easy access to major expressways like the Seletar Expressway (SLE) and Central Expressway (CTE), which links to the Central Business District (CBD) and Orchard Road. Nearby amenities include a large mall with a wide range of retail outlets and eateries, Northpoint City, as well as smaller shopping options such as Junction 9 and Wisteria Mall. Additionally, Yishun Park Hawker Centre is also close by, offering a variety of local food selection.
For families with school-going children, The Criterion is near several schools, including Northbrooks Secondary, Northland Primary, Naval Base Primary, Huamin Primary, Chung Cheng High School, Orchid Park Secondary, and North View Secondary. For child care services, options include Sweetlands Childcare at Yishun 458, PCF Sparkletots at Nee Soon South Blk 446 and My First Skool. The development is also close to Gems World Academy, an international school. In terms of recreation, residents can enjoy Yishun Park’s fitness facilities and walking trails, or outdoor activities at Lower Seletar Reservoir. Healthcare needs are well-served by nearby Khoo Teck Puat Hospital and Yishun Community Hospital which provide comprehensive healthcare services.
Site Plan & Unit Distribution
Developed by City Developments Limited, The Criterion is designed with luxury in mind, comprising 10 blocks of 13-storey residential apartments. The development features a swimming pool, ancillary facilities, and a basement car park. With its elegant architecture, lush landscaping, extensive amenities, and meticulously crafted interiors fitted with high-quality finishes, The Criterion sets a new standard in luxury living in every aspect.
Residents at The Criterion enjoy a beautifully landscaped setting complemented by a wide range of facilities. The development offers 2- to 5-bedroom units, with select units offering serene views of both the pool and Lower Seletar Reservoir. The design of this EC draws inspiration from traditional Chinese landscape paintings, where mountains encircle a lake. Each residential block is envisioned as a hill interspersed with gardens at alternating levels. The lush greenery blends seamlessly with the modern architecture, creating a calm and tranquil environment.
Residents can choose from three distinct views: some units face the quiet Yishun Street 51, others overlook the internal pool and landscaped grounds, while certain units enjoy partial views of the reservoir along Yishun Avenue 1. With its sophisticated architecture, expansive landscaping, and extensive amenities, The Criterion offers residents a wealth of facilities.
Each unit boasts elegant interiors with premium finishes, as expected from a CDL development. One standout feature is the unique floating clubhouse, complemented by various themed “haus” facilities, including a play haus, spa haus, bike haus, canoe haus, and green haus for residents to enjoy. Fitness enthusiasts can take advantage of the 350-metre jogging track for daily runs and the 50-metre lap pool for a relaxing swim. Families with children will appreciate the kids’ water play area and pool, providing entertainment for the little ones. Additional facilities include tennis courts, a fitness station, a court-side area, and a yoga lawn for relaxation and recreation.
The Criterion’s layout offerings provide a diverse selection of unit types that cater specifically to different household needs. Starting with the 2-bedroom units, these layouts are ideal for couples, young families, or even individuals looking for a more spacious living environment with a good size of 700 – 753 sqft. These units are perfect for those who seek a tranquil home while still being close to essential amenities such as shopping malls, schools, and transport hubs.
The 3-bedroom and 3-bedroom Premium units constitute a significant portion of the development, appealing to medium-sized families that value both functionality and comfort, making up 28% and 23% of the unit mix, respectively. These layouts often feature thoughtful space optimisation with spacious living areas and well-separated private quarters for family members. The Premium variants usually include additional features such as larger kitchen spaces and utility rooms, which add to the appeal for families looking for extra space.
The 4-bedroom units at The Criterion are ideal for larger families or those who require more room for a home office, children’s playroom, or guest space. These layouts, which account for 20% of the total unit mix, emphasise open-plan living, promoting interaction while maintaining the privacy of larger bedrooms.
The four distinct penthouses represent the pinnacle of luxury living within the development. These expansive units cater to multi-generational families, offering not just more space but also enhanced privacy, with features such as private terraces and larger entertainment areas. Designed for those who seek a blend of luxury, comfort, and exclusivity, these penthouses are perfect for larger families living together or those who frequently host extended family or guests.
Growth Potential
Phasing out of Orchid Country Club
According to the 2014 press release by the Ministry of Law, Orchid Country Club was granted an option to extend its lease until December 2030, after which no further lease renewals will be permitted. This will free up space as the returned plot of land will be redeveloped for other uses such as housing and public infrastructure.
Currently, the site is designated as a reserve site under the 2019 URA Master Plan, which indicates its potential for redevelopment. According to the Long Term Plan, there are already preliminary indications that the plot could be earmarked for housing redevelopment in the future. While no changes have been made to the site’s status in the current Master Plan, there is a possibility that updates may be introduced in the upcoming 2025 Master Plan review.
In line with this potential shift, several surrounding plots have already been zoned for residential use, reinforcing the likelihood that the area will eventually be transformed into a residential hub. Given these developments, the Orchid Country Club site may see significant changes in the coming years, aligning with Singapore’s broader urban planning and housing initiatives.
Future HDB upgraders within the vicinity of The Criterion
HDB upgraders in the area are anticipated to be a key driver of demand, especially as numerous surrounding plots are being developed with new BTO (Build-to-Order) projects. Referring to the map, the different shades highlight the age of HDB flats in the region, with blue representing the newer developments, some of which are still under construction. These upcoming projects are expected to attract a significant number of residents looking to upgrade from their existing HDB flats, creating a steady pool of potential buyers for private properties in the vicinity.
Additionally, Yishun may benefit from spillover demand from Canberra, given its close proximity. Canberra’s rapid development as a residential hub makes it an attractive option for those seeking larger homes or a wider variety of housing choices, further boosting interest in properties around Yishun.
Chencharu Redevelopment Plans
This year, HDB unveiled the Master Plan for Chencharu in Yishun as part of efforts to meet housing demand. The introduction of new homes in the area, notably the Chencharu estate launched in June 2024 with approximately 1,270 units ranging from 2-room Flexi to 5-room flats, signals strong demand and future potential for HDB upgraders. This rejuvenation of Yishun will enhance local amenities and facilities, featuring walking and cycling paths that promote safe access to public transport and local attractions. Lined with rustic, kampung-themed streetscapes, including native trees like Island Lychee and Hopea, these paths will offer a pleasant experience for residents and connect to the broader cycling network, providing access to nearby towns such as Sembawang and recreational spots like Khatib Bongsu and Lower Seletar Reservoir, as well as the upcoming North-South Corridor.
Price Analysis
Within the vicinity, The Criterion stands out as one of the newest projects, having obtained its TOP (Temporary Occupation Permit) in 2018. This sets it apart from older developments in the area. With its modern design and relatively recent completion, The Criterion commands an average price per square foot (PSF) of $1,288, making it one of the highest transacted PSFs among neighbouring properties. This premium pricing is comparable to that of Signature @ Yishun, another recent development in the vicinity.
In terms of sales, The Criterion has seen decent demand, with a total of 35 transactions in the last six months, indicating sustained interest from buyers. However, when looking at rental transactions, there have only been 11 recorded in the same period, a figure notably lower than that of nearby developments like Sky Miltonia and The Miltonia Residences, which each have over 30 rental transactions. This disparity suggests that the majority of buyers at The Criterion are purchasing for long term stay rather than investment purposes, as fewer units are being rented out. This trend may reflect the project’s appeal to families and long-term residents, drawn by its modern amenities and tranquil setting.
Looking at The Criterion’s price trend, we observe a steady upward trajectory over the 10-year period from 2015 to 2024. As an EC, its prices remained relatively stable despite fluctuations in transaction volumes. Nevertheless, The Criterion experienced a healthy 60% growth in average PSF prices over this period, and it is currently transacting at an average of $1,271 PSF.
In comparison to surrounding developments within a 1km radius, similar projects include Signature at Yishun (TOP 2017) and Skies Miltonia (TOP 2016), both among the newest condominiums in the area.
Starting with Signature at Yishun, it comprises 525 units and is one of the more recent additions to the Yishun property landscape, having obtained its TOP in 2017. Similar in age to The Criterion, Signature at Yishun has recorded a 62% growth rate since 2015 and is currently transacting at an average PSF of $1,251, which is slightly lower than The Criterion.
Skies Miltonia, with 420 units, obtained its TOP in 2016. Although it is slightly older than The Criterion by two years, Skies Miltonia has managed to maintain a high average PSF since 2013, currently transacting at $1,219. Despite being an older development, it remains competitive in terms of price appreciation, indicating sustained demand in the area. This comparison highlights The Criterion’s strong market performance, positioning it favourably among the newest ECs and private condominiums in Yishun.
MOAT Analysis
The MOAT Analysis is a proprietary tool by PLB that presents a meticulous technique for estimating a property’s value, considering a wide array of influential factors. This strategy involves a comparative study of the property against others, grounded on ten key dimensions, to deliver an unbiased assessment of its attractiveness to the broader market in Singapore. To grasp a deeper understanding of our tool’s functionality, kindly refer to this article, which elucidates the MOAT Analysis in detail.
The final MOAT scores for the developments discussed in the previous section are as follows: The Criterion (70%), Signature at Yishun (70%), and Skies Miltonia (60%). For comparison, we will focus on The Criterion, the newest executive condominium in the area, as it presents unique strengths that merit further exploration.
The Criterion scores 70% in its overall MOAT Analysis, indicating a well-balanced development with several strengths and a few areas of concern. Notably, the categories “Exit Audience” and “Volume Effect” and “Land Size Density Effect” achieve full scores of 5, emphasising the development’s strong appeal to both buyers and investors. This high rating is likely driven by its strategic location, situated near a number of HDB and BTO clusters. Many of these residents are potential buyers who, upon reaching their Minimum Occupation Period (MOP), are seeking to upgrade to a newer private property that offers proximity to their families or to schools where their children are enrolled.
The strong “Volume Effect” score is attributed to the frequent transactions in the market largely due to the attractive project’s size, comprising a total of 505 units. Over the past 12 months, The Criterion has recorded 96 transactions, which significantly outpaces comparable developments such as Signature at Yishun (40 transactions) and Skies Miltonia (24 transactions). This higher volume of sales suggests robust demand for units within The Criterion, likely due to its appeal among upgraders in the area, as well as its relatively new status in the property market.
The Criterion also performed reasonably well in the categories of “Parents’ Attraction Effect,” “Quantum Effect,” and “Bala’s Curve Effect.” The “Parents’ Attraction Effect” is particularly notable due to the number of schools located within a 1-km radius, such as Northbrooks Secondary School, Northland Primary School, Naval Base Primary School, Huamin Primary School, Chung Cheng High School (Yishun), Orchid Park Secondary School, and North View Secondary School. This provides parents with ample options for enrolling their children in nearby institutions, enhancing the development’s appeal to families.
In terms of the “Quantum Effect,” The Criterion’s 3-bedroom units are priced between $1.2 million and $1.3 million, hitting a sweet spot for upgraders in the area. This price range is accessible for many HDB upgraders based on their down payment capacity and monthly income, making the development attractive for those looking to transition from HDB to a private property.
As The Criterion is relatively new in the area, having been completed in 2018, it stands out to buyers seeking a modern and well-maintained property. Upgraders who want to stay within the Yishun vicinity, especially those who prioritise proximity to schools and family, will likely find The Criterion an appealing option due to its competitive pricing, prime location, and newer facilities.
The development scores lowest in the categories of “Rental Demand” and “MRT Proximity,” both rated at 1. The low rental demand can be attributed to the fact that this area is more suited for owner-occupiers, with the majority of buyers being families seeking a permanent residence rather than investors looking to rent out their units.
Another factor contributing to the low rental demand is the development’s distance from MRT stations. The nearest MRT stations, Khatib and Yishun, are not within walking distance, requiring residents to take a bus for several stops to reach either station. This lack of direct MRT access within walking distance may deter potential tenants who prioritise easy access to public transportation, especially for those who commute frequently. As a result, the development is less appealing in the rental market, further reinforcing its position as a residential project catering primarily to families and long-term homeowners.
Floor Plan Analysis
In this segment, we will highlight our top choice from each unit type available at The Criterion. Our aim is to furnish you with useful knowledge that will assist you in choosing the perfect unit tailored to your tastes.
2-Bedroom
The Criterion’s 2-bedroom units come in two layouts: Type A1 at 700 sqft and Type A2 at 720 sqft. The key difference is that Type A2 includes an additional bathroom, utilising the extra 21 sqft. Both layouts focus on efficient space management, featuring compact yet functional living areas, a side kitchenette that can be enclosed for heavy cooking, and a small dining area. The spacious balcony in The Criterion’s 2-bedroom units offers flexibility for alfresco dining, allowing residents to repurpose the internal dining area to extend the living space, providing a more open and functional layout. Both the common and master bedrooms are designed to comfortably accommodate a queen-sized bed with ample wardrobe space. In the 2-bedroom, 2-bathroom layout, a unique feature is the walk-in wardrobe that leads to the master bathroom, enhancing privacy and storage.
3-Bedroom
The Criterion offers a variety of thoughtfully designed 3-bedroom unit configurations, catering to different preferences in spatial planning. In addition to the patio layout, there are three main 3-bedroom floor plans that homeowners can choose from, each providing unique features and living experiences.
Two of the layouts, both at 893 sqft, share a similar internal size but differ in their floor plan arrangement. The most notable distinctions are in the living area and kitchen placement.
- Type B3 features an open and wider living area, creating a spacious ambiance for family gatherings and relaxation. The kitchen is strategically positioned at the side, neatly tucked away from the walkway entrance, giving the unit a seamless flow from entry to living space.
- Type B4 offers a longer and more segmented layout, with clearly defined living and dining spaces. One of the standout features of this configuration is the kitchen placement at the rear of the living area, along with dual access to the balcony from both the living room and kitchen. This design enhances the potential for alfresco dining, making it an attractive choice for those who enjoy indoor-outdoor living.
The third 3-bedroom option is the largest, measuring 915 sqft, and shares a similar wide and open living area to Type B3. This layout will appeal to homeowners who value expansive living spaces. The key difference between Type B3 and Type B5 lies in the additional space allocated to both the living area and kitchen, offering even greater comfort and flexibility for larger families or those who prefer more spacious interiors.
Overall, The Criterion’s 3-bedroom units provide a range of options to suit different lifestyle preferences, whether you prioritise openness, defined spaces, or an enhanced connection between indoor and outdoor living.
3-Bedroom Premium
The Criterion also offers five distinct 3-bedroom Premium layouts, excluding the patio and penthouse units, which range from Type B6 to B10. The sizes of these units vary between 1,001 to 1,098 sqft, providing a generous amount of space for families seeking a premium living environment.
The primary difference between the standard 3-bedroom units and the 3-bedroom Premium layouts lies in the additional features, including a utility room, a yard with a WC, and in some configurations, an extra balcony. These enhancements make the Premium units particularly appealing to families, as the utility room can serve multiple purposes—it can be converted into a helper’s room, a storage area, or simply a space to keep household items out of sight when entertaining guests.
- Type B6 and B7 feature layouts with a single balcony, maximising internal space for those who prefer less outdoor area. These units are ideal for homeowners seeking efficiency in their living spaces without the added maintenance of multiple balconies.
- Types B8 to B10 offer layouts with dual balconies, with some units featuring dual access from either the kitchen or the bedrooms. One standout aspect of these floor plans is the entrance, which opens onto a balcony space, creating a welcoming entryway that leads to the living area. This feature not only adds an elegant touch but also provides practical functionality—the balcony can serve as a cosy nook for a shoe cabinet, a decorative entrance corner, or even a small outdoor lounge area.
With all bedrooms sized generously within the 1,000 sqft range, the 3-bedroom Premium units are well-suited for families looking to settle in this area. The additional utility room and outdoor spaces enhance the flexibility of these units, offering both functional and lifestyle-driven features. The design ensures that families have ample space to grow, while still maintaining the practicality needed for everyday living.
4-Bedroom
The Criterion offers two distinct 4-bedroom layouts: Type C1 and Type C2, measuring 1,119 sqft and 1,173 sqft respectively. These layouts are perfect for larger families who need the space and flexibility that four bedrooms provide. Each bedroom is generously sized, capable of comfortably accommodating a queen-sized bed, ensuring ample personal space for all family members.
The living and dining areas are designed with family gatherings in mind, providing expansive, comfortable spaces that promote bonding and social interaction. The key difference between the two layouts lies in the living room design—Type C1 features a more expansive, open area, while Type C2 offers a rectangular-shaped living room, giving potential homeowners two different spatial layouts to choose from. Another distinction is the size of the balcony, with each layout offering a different outdoor space to suit varying preferences. Additionally, the kitchen layout differs: Type C1 has a longer, more linear kitchen design, while Type C2 features a more squared layout, offering flexibility in terms of how the kitchen space is used.
Aside from these variations, the other bedrooms in both layouts are quite similar, with differences primarily in their placement within the unit. Overall, both layouts provide functional and spacious environments, catering to the diverse needs of larger families.
4-Bedroom Premium
The 4-bedroom Premium layout at The Criterion comes in a single configuration, Type C3, spanning 1,249 sqft. This layout offers a well-balanced design featuring four bedrooms and three bathrooms, making it highly sought after by larger families in the area, with only 48 units available.
One of the standout features of this layout is the junior ensuite bedroom, in addition to the generously sized master bedroom, making it ideal for multigenerational living. The junior ensuite is perfect for elderly parents or other family members, providing privacy and convenience, while the spacious master bedroom comes with a walk-in wardrobe, a particularly appealing feature for those who appreciate ample closet space—especially for those who love fashion and require extra room for clothing and accessories. Although the fourth bedroom is slightly smaller than the other common bedrooms, it still comfortably accommodates a queen-sized bed. This room is versatile and could also be repurposed into a home office, study, or guest room, depending on your family’s needs.
Overall, the Type C3 layout offers a perfect blend of space, privacy, and functionality, making it a popular choice for families seeking a well-designed home with enough room to accommodate the various needs of different family members.
5-Bedroom
The 5-bedroom layout at The Criterion is an exceptionally rare offering, comprising just 3% of the entire development with only 13 units available throughout the project. This layout is designed for large families or those who value the flexibility and spaciousness that five bedrooms provide, making it a highly sought-after option.
Each bedroom is generously sized, capable of comfortably accommodating a queen-sized bed, ensuring that all family members have ample personal space. One standout feature of this layout is the inclusion of a junior suite, perfect for multi-generational living, such as housing parents or elderly relatives with the ensuite bathroom for easier convenience and flexibility.. This thoughtful design enhances privacy and comfort for different generations living under one roof. While the fifth bedroom is slightly smaller, it still accommodates a queen-sized bed, though some homeowners may prefer to use this space as a home office or a study. For those who opt to downsize the bed to a super single, there’s additional room for a wardrobe or storage, adding further flexibility to the space.
Spanning 1,378 sqft, this expansive floor plan offers not only five bedrooms but also a utility room, providing extra storage or even the option for a helper’s room. The design of this unit is ideal for families looking for more room to grow, with the additional space catering to a variety of lifestyle needs. Whether it’s accommodating a large family, setting up a home office, or simply enjoying the luxury of extra space, this layout provides the versatility to meet those demands.
Closing Thoughts
The Criterion offers a compelling option for families and upgraders seeking a modern, well-designed EC in Yishun. With its blend of luxury features, spacious unit layouts, and family-oriented amenities, it caters to a wide range of lifestyle needs. Its proximity to reputable schools and tranquil surroundings further enhances its appeal to long-term residents. Although the development may see lower rental demand and lacks immediate MRT access, its competitive pricing and relatively new status in the market make it an attractive choice for those looking for a comfortable, family-oriented home in District 27. Moreover, with new BTO plots being developed in the area, The Criterion is well-positioned to benefit from an emerging pool of potential buyers, as the surrounding neighbourhood experiences rejuvenation with newer amenities.
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