District 28 · Sengkang · OCR
H2o Residences
Fernvale Link · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,487
-1.8% vs district median
Gross yield
3.2%
median rent $3,300/mo
3-year gain
16.7%
Transactions · 5y
135
16 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,766.735m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+135% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-2.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Fern Green Primary School 524m · Phase 2C 0.6× · Sengkang Green Primary School 621m · Phase 2C 1.8× balloted · Fernvale Primary School 725m · Phase 2C 0.5× · Anchor Green Primary School 772m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 335m
Food
Fernvale Hawker Centre & Market · 403m - 2 hawker centres within 1km
Green
Sengkang Riverside Pk · 337m - 3 parks within 1km
Mall
The Seletar Mall · 508m
Health
Sengkang Community Hospital (hospital) · 1.3km
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,481 psf - 10% above units on floors 1–5 ($1,351 psf).
Price trend average PSF by year
2021
$1,092
2022
$1,194
+9.3%
2023
$1,303
+9.1%
2024
$1,355
+4%
2025
$1,452
+7.2%
2026
$1,520
+4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $4.55 | 3.7% | 20 |
| 2BR | $3,150/mo | $4.20 | 3.4% | 241 |
| 3BR | $4,000/mo | $3.48 | 2.8% | 64 |
| 4BR | $4,200/mo | $3.11 | 2.5% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,790,000 | 1,195 | $1,498 | 01-05 |
| Jun 2026 | $2,085,000 | 1,389 | $1,502 | 16-20 |
| Jun 2026 | $1,730,000 | 1,130 | $1,531 | 11-15 |
| May 2026 | $2,280,000 | 1,389 | $1,642 | 16-20 |
| May 2026 | $1,200,000 | 764 | $1,570 | 11-15 |
| May 2026 | $1,120,000 | 743 | $1,508 | 16-20 |
| Apr 2026 | $1,800,000 | 1,130 | $1,593 | 21-25 |
| Mar 2026 | $1,590,000 | 1,130 | $1,407 | 01-05 |
| Jan 2026 | $1,080,000 | 753 | $1,433 | 06-10 |
| Dec 2025 | $1,520,000 | 1,206 | $1,261 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around H2o Residences actually sell for - this project trades at 2.2× the nearest block’s PSF.