Property

High Park Residences

Apartment · Fernvale Road · District 28 · Outside Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where: Fernvale Road, District 28
Region: Outside Central Region
Kind of home: Apartment
Tenure: 99-year leasehold from 2014About 87 years left
First recorded sale: Aug 2021the record starts here; the estate may be older
Height: At least 25 storeysthe highest floor band sold
Homes recorded: 388 to 1,679 sq ft379 sales, 0 of them at launch

97 other projects within 4 km

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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

379 recorded sales, Aug 2021 to Sep 2026, beside apartments and condominiums in district 28.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 294 of the 379 sales from this project's own contracts, 68 from contracts for that size in the district.

High Park Residencesapartments and condominiums in district 28cooling measure

Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.

The cooling measures on the chart

Dec 2021 absd · major: ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major: Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other: Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major: ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa: URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv: LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd: SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major: 15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

379 recorded sales · * Bedroom count estimated from similar homes in the district.

$1,320,000.003 bed · 893.4 sq ft · floor 1–5 · Sep 2026
$1,477.50 psf
$1,930,000.003 * bed · 1,151.7 sq ft · floor 1–5 · Aug 2026
$1,675.73 psf
$1,108,000.002 bed · 667.4 sq ft · floor 21–25 · Aug 2026
$1,660.27 psf
$1,620,000.003 bed · 979.5 sq ft · floor 11–15 · Jul 2026
$1,653.88 psf
$1,350,000.003 bed · 893.4 sq ft · floor 16–20 · Jul 2026
$1,511.08 psf
$1,930,000.003 * bed · 1,151.7 sq ft · floor 6–10 · Jul 2026
$1,675.73 psf
$760,000.001 bed · 452.1 sq ft · floor 6–10 · Jul 2026
$1,681.10 psf
$1,150,000.002 bed · 678.1 sq ft · floor 11–15 · Jul 2026
$1,695.85 psf
$1,205,000.002 bed · 710.4 sq ft · floor 11–15 · Jun 2026
$1,696.19 psf
$2,035,000.003 * bed · 1,151.7 sq ft · floor 16–20 · Jun 2026
$1,766.90 psf

When	Bedrooms	Size (sq ft)	Floor	Price	Per sq ft
Sep 2026	3	893.4	1–5	$1,320,000.00	$1,477.50
Aug 2026	3 *	1,151.7	1–5	$1,930,000.00	$1,675.73
Aug 2026	2	667.4	21–25	$1,108,000.00	$1,660.27
Jul 2026	3	979.5	11–15	$1,620,000.00	$1,653.88
Jul 2026	3	893.4	16–20	$1,350,000.00	$1,511.08
Jul 2026	3 *	1,151.7	6–10	$1,930,000.00	$1,675.73
Jul 2026	1	452.1	6–10	$760,000.00	$1,681.10
Jul 2026	2	678.1	11–15	$1,150,000.00	$1,695.85
Jun 2026	2	710.4	11–15	$1,205,000.00	$1,696.19
Jun 2026	3 *	1,151.7	16–20	$2,035,000.00	$1,766.90

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

1-bedroom homes65 recorded sales

Investor

Moderate fit · High confidence

65/100

Why it scores well

Resale7 resales a year, more than 91% of similar homes+5.0

RentalGross yield 4.1%, against 4.1% for similar homes+4.9

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 15.4 = 65

Resalescore 86/100 · weight 14% · +5.0 pts
Frequency
7.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $760,000 (p22 of 1-bedroom homes nationally)
78
Competing supply
Not measured
Activity
last resale 3 months ago
85
transactions, 2026-10-03
Rentalscore 74/100 · weight 20% · +4.9 pts
Yield
gross yield 4.1% against a peer median of 4.1%
70
Demand
53 contracts over 4 quarters to 2026-06-30, 13 in the latest
81
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Future supplyscore 77/100 · weight 10% · +2.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 21 comparables within 2 km+0.6

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Unit1 bedrooms, median 452 sq ft+0.9

Lease99-year lease from 2014, about 87 years left+1.5

Young family

Limited fit · High confidence

53/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+5.9

Resale7 resales a year, more than 91% of similar homes+1.8

Lease99-year lease from 2014, about 87 years left+1.5

What holds it back

Unit1 bedrooms, median 452 sq ft; a weaker fit for this buyer-6.8

Location36 min walk to Sengkang MRT Station (NE16)-1.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 2.6 = 53

Schoolsscore 79/100 · weight 20% · +5.9 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 86/100 · weight 5% · +1.8 pts
Frequency
7.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $760,000 (p22 of 1-bedroom homes nationally)
78
Competing supply
Not measured
Activity
last resale 3 months ago
85
transactions, 2026-10-03
Leasescore 80/100 · weight 5% · +1.5 pts
Age
99-year lease from 2014, about 87 years left
80
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-03
Unitscore 16/100 · weight 20% · -6.8 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 452 sq ft over 65 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 43/100 · weight 15% · -1.0 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 21 comparables within 2 km+0.4

Amenities6 of 13 measured amenities within a 10-min walk0.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

Large family

Weak fit · High confidence

49/100

Requirement warning: 1-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+3.6

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.2

Resale7 resales a year, more than 91% of similar homes+1.8

What holds it back

Unit1 bedrooms, median 452 sq ft; a weaker fit for this buyer-10.0

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 − 1.4 = 49

Schoolsscore 74/100 · weight 15% · +3.6 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 67/100 · weight 13% · +2.2 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Resalescore 86/100 · weight 5% · +1.8 pts
Frequency
7.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $760,000 (p22 of 1-bedroom homes nationally)
78
Competing supply
Not measured
Activity
last resale 3 months ago
85
transactions, 2026-10-03
Unitscore 10/100 · weight 25% · -10.0 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 452 sq ft over 65 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 21 comparables within 2 km+0.3

Amenities6 of 13 measured amenities within a 10-min walk0.0

Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Limited fit · High confidence

58/100

Why it scores well

Unit1 bedrooms, median 452 sq ft+2.8

Resale7 resales a year, more than 91% of similar homes+2.5

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-1.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.4 = 58

Unitscore 69/100 · weight 15% · +2.8 pts
Bedrooms
1 bedrooms (project basis, runner-up band 0%)
Size
median 452 sq ft over 65 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Resalescore 86/100 · weight 7% · +2.5 pts
Frequency
7.0 resales a year over 12 months (p91 nationally)
91
Buyer pool
Not measured
Quantum
median resale $760,000 (p22 of 1-bedroom homes nationally)
78
Competing supply
Not measured
Activity
last resale 3 months ago
85
transactions, 2026-10-03
Future supplyscore 62/100 · weight 15% · +1.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 20% · -1.3 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 21 comparables within 2 km+0.5

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Lease99-year lease from 2014, about 87 years left+1.5

2-bedroom homes176 recorded sales

Investor

Moderate fit · High confidence

68/100

Why it scores well

RentalGross yield 3.4%, against 3.2% for similar homes+6.2

Resale23 resales a year, more than 97% of similar homes+6.2

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 17.8 = 68

Rentalscore 81/100 · weight 20% · +6.2 pts
Yield
gross yield 3.4% against a peer median of 3.2%
79
Demand
139 contracts over 4 quarters to 2026-06-30, 35 in the latest
84
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Resalescore 94/100 · weight 14% · +6.2 pts
Frequency
23.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,095,000 (p14 of 2-bedroom homes nationally)
86
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Future supplyscore 77/100 · weight 10% · +2.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 54 comparables within 2 km+0.7

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Unit2 bedrooms, median 667 sq ft+0.6

Lease99-year lease from 2014, about 87 years left+1.5

Young family

Limited fit · High confidence

57/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+5.9

Resale23 resales a year, more than 97% of similar homes+2.2

Lease99-year lease from 2014, about 87 years left+1.5

What holds it back

Unit2 bedrooms, median 667 sq ft; a weaker fit for this buyer-2.8

Location36 min walk to Sengkang MRT Station (NE16)-1.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 7.1 = 57

Schoolsscore 79/100 · weight 20% · +5.9 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 94/100 · weight 5% · +2.2 pts
Frequency
23.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,095,000 (p14 of 2-bedroom homes nationally)
86
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Leasescore 80/100 · weight 5% · +1.5 pts
Age
99-year lease from 2014, about 87 years left
80
Density
Not measured
Facilities
Not measured
Infrastructure
Not measured
Parking
Not measured
Maintenance
Not measured
transactions, 2026-10-03
Unitscore 36/100 · weight 20% · -2.8 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 667 sq ft over 176 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 43/100 · weight 15% · -1.0 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 54 comparables within 2 km+0.4

Amenities6 of 13 measured amenities within a 10-min walk0.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

Large family

Limited fit · High confidence

50/100

Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+3.6

Resale23 resales a year, more than 97% of similar homes+2.2

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.2

What holds it back

Unit2 bedrooms, median 667 sq ft; a weaker fit for this buyer-9.4

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 − 0.4 = 50

Schoolsscore 74/100 · weight 15% · +3.6 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Resalescore 94/100 · weight 5% · +2.2 pts
Frequency
23.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,095,000 (p14 of 2-bedroom homes nationally)
86
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Future supplyscore 67/100 · weight 13% · +2.2 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Unitscore 12/100 · weight 25% · -9.4 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 667 sq ft over 176 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 54 comparables within 2 km+0.4

Amenities6 of 13 measured amenities within a 10-min walk0.0

Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Moderate fit · High confidence

63/100

Why it scores well

Unit2 bedrooms, median 667 sq ft+7.0

Resale23 resales a year, more than 97% of similar homes+3.1

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-1.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 13.3 = 63

Unitscore 97/100 · weight 15% · +7.0 pts
Bedrooms
2 bedrooms (project basis, runner-up band 0%)
Size
median 667 sq ft over 176 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Resalescore 94/100 · weight 7% · +3.1 pts
Frequency
23.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,095,000 (p14 of 2-bedroom homes nationally)
86
Competing supply
Not measured
Activity
last resale 2 months ago
100
transactions, 2026-10-03
Future supplyscore 62/100 · weight 15% · +1.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 20% · -1.3 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 5% above 54 comparables within 2 km+0.5

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Lease99-year lease from 2014, about 87 years left+1.5

3-bedroom homes121 recorded sales

Investor

Moderate fit · High confidence

65/100

Why it scores well

Resale15 resales a year, more than 97% of similar homes+6.0

RentalGross yield 2.8%, against 2.8% for similar homes+4.6

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Unit3 bedrooms, median 969 sq ft; a weaker fit for this buyer-0.2

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 14.6 = 65

Resalescore 93/100 · weight 14% · +6.0 pts
Frequency
15.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,608,000 (p18 of 3-bedroom homes nationally)
81
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03
Rentalscore 73/100 · weight 20% · +4.6 pts
Yield
gross yield 2.8% against a peer median of 2.8%
67
Demand
43 contracts over 4 quarters to 2026-06-30, 10 in the latest
82
Net yield
Not measured
ura_rental, 2026-09-18 · transactions, 2026-10-03
Future supplyscore 77/100 · weight 10% · +2.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20
Unitscore 47/100 · weight 8% · -0.2 pts
Bedrooms
3 bedrooms (project basis, runner-up band 25%)
Size
median 969 sq ft over 121 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 36 comparables within 2 km+0.2

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Lease99-year lease from 2014, about 87 years left+1.5

Young family

Moderate fit · High confidence

62/100

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+5.9

Unit3 bedrooms, median 969 sq ft+2.4

Resale15 resales a year, more than 97% of similar homes+2.1

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-1.0

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.8 = 62

Schoolsscore 79/100 · weight 20% · +5.9 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Unitscore 62/100 · weight 20% · +2.4 pts
Bedrooms
3 bedrooms (project basis, runner-up band 25%)
Size
median 969 sq ft over 121 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Resalescore 93/100 · weight 5% · +2.1 pts
Frequency
15.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,608,000 (p18 of 3-bedroom homes nationally)
81
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03
Locationscore 43/100 · weight 15% · -1.0 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 36 comparables within 2 km+0.1

Amenities6 of 13 measured amenities within a 10-min walk0.0

Lease99-year lease from 2014, about 87 years left+1.5

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+0.8

Large family

Limited fit · High confidence

53/100

Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+3.6

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+2.2

Resale15 resales a year, more than 97% of similar homes+2.1

What holds it back

Unit3 bedrooms, median 969 sq ft; a weaker fit for this buyer-5.2

Location36 min walk to Sengkang MRT Station (NE16)-0.8

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 3.4 = 53

Schoolsscore 74/100 · weight 15% · +3.6 pts
Primary nearest
9 min walk to SENGKANG GREEN PRIMARY SCHOOL
80
Primary count
3 primary within 1 km, 6 primary within 2 km
100
Primary transport
Not measured
Secondary nearest
17 min walk to PEI HWA SECONDARY SCHOOL
55
Secondary count
1 secondary within 1 km, 3 secondary within 2 km
70
Secondary transport
Not measured
moe_schools, 2026-09-18 · onemap, 2026-09-20
Future supplyscore 67/100 · weight 13% · +2.2 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Resalescore 93/100 · weight 5% · +2.1 pts
Frequency
15.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,608,000 (p18 of 3-bedroom homes nationally)
81
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03
Unitscore 29/100 · weight 25% · -5.2 pts
Bedrooms
3 bedrooms (project basis, runner-up band 25%)
Size
median 969 sq ft over 121 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Locationscore 43/100 · weight 12% · -0.8 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 36 comparables within 2 km+0.1

Amenities6 of 13 measured amenities within a 10-min walk0.0

Lease99-year lease from 2014, about 87 years left+1.5

Downsizer

Moderate fit · High confidence

61/100

Why it scores well

Unit3 bedrooms, median 969 sq ft+5.4

Resale15 resales a year, more than 97% of similar homes+3.0

Future supplyNo new condo or EC homes planned within 2 km; no new rail station+1.7

What holds it back

Location36 min walk to Sengkang MRT Station (NE16)-1.3

Details behind each score

How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 11.1 = 61

Unitscore 86/100 · weight 15% · +5.4 pts
Bedrooms
3 bedrooms (project basis, runner-up band 25%)
Size
median 969 sq ft over 121 sales
Bathrooms
Not measured
Efficiency
Not measured
Layout
Not measured
transactions, 2026-10-03 · ura_rental, 2026-09-18
Resalescore 93/100 · weight 7% · +3.0 pts
Frequency
15.0 resales a year over 12 months (p97 nationally)
97
Buyer pool
Not measured
Quantum
median resale $1,608,000 (p18 of 3-bedroom homes nationally)
81
Competing supply
Not measured
Activity
last resale 1 months ago
100
transactions, 2026-10-03
Future supplyscore 62/100 · weight 15% · +1.7 pts
Competition risk
0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 0 on 0 land sales sites
97
Unlaunched supply
0 listed projects (0 homes) and 0 Confirmed List sites (0 homes) within 2 km
Completion timing
no listed project within reach carries an expected completion
Planned rail
no planned rail station within 2 km
20
Landuse change
83 Master Plan parcels changed class within 2 km (8.1 benefit points)
73
ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20
Locationscore 43/100 · weight 20% · -1.3 pts
Mrt
35.5 min walk to SENGKANG MRT STATION (NE16)
15
Bus
7 bus stops within a 5-minute walk, 19 within 10 (straight-line equivalent, detour factor 1.406)
100
Employment
Not measured
Destinations
Not measured
Walking environment
Not measured
onemap, 2026-09-20 · lta_datamall, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

ValueRecorded prices 6% above 36 comparables within 2 km+0.1

Amenities6 of 13 measured amenities within a 10-min walk0.0

SchoolsSengkang Green Primary School, 9 min walk; 3 primary schools within 1 km+0.7

Lease99-year lease from 2014, about 87 years left+1.5

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

No condo, apartment or EC homes are announced within 2 km (checked against the 2H2026 programme of 2026-09-20, the pipeline as at 2026Q2, the Master Plan of 2026-09-20); the potential supply on the record is not counted. 476 landed homes in 3 listed projects are not counted: they sell to other buyers.

Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

Serenity Park1,774 m away
Launched for collective sale · 179 homes today · asking $440,000,000.00 · tender closes 2026-09-30
As announced at https://www.edgeprop.sg/property-news/serenity-park-condo-pek-chuan-building-back-en-bloc-market-lower-440-mil-and-77-mil on 2026-09-20

Distance	Zoned for	Land area	Plot ratio	Area
340 m away	Residential	54,295.9 m²	not stated	Sengkang
348 m away	Commercial & Residential	20,427.2 m²	2.1	Sengkang
509 m away	Residential	29,319.9 m²	3.9	Sengkang
527 m away	Residential	22,945.7 m²	2.1	Sengkang
1,035 m away	Residential	17,736.1 m²	3	Sengkang

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Outside Central Region

The authority’s count of private homes still to be completed in the Outside Central Region (OCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

Expected	Under construction	Planned	Total
2H2026	2,152	0	2,152
2027	3,405	8	3,413
2028	3,314	82	3,396
2029	2,768	978	3,746
2030	2,610	2,747	5,357
>2030	0	4,191	4,191

Expected:: the half-year or year the homes are expected to be completed.
Under construction:: homes being built now.
Planned:: homes with planning approval where building has not started; their dates can move.
Total:: both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

High Park ResidencesIs it right for you?