District 28 · Sengkang · OCR
High Park Residences
Fernvale Road · Apartment · 99 yrs lease commencing from 2014
Current PSF
$1,641
+8.4% vs district median
Gross yield
3.7%
median rent $3,100/mo
3-year gain
8.7%
Transactions · 5y
389
58 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,499.308m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+159% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Sengkang Green Primary School 315m · Phase 2C 1.8× balloted · Fernvale Primary School 557m · Phase 2C 0.5× · Fern Green Primary School 687m · Phase 2C 0.6× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 707m
Food
Fernvale Hawker Centre & Market · 492m
Green
Fernvale Park · 242m - 6 parks within 1km
Mall
The Seletar Mall · 466m
Health
Sengkang Community Hospital (hospital) · 1.9km
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 $1,626 psf - 5% above units on floors 1–5 ($1,548 psf).
Price trend average PSF by year
2021
$1,288
2022
$1,375
+6.8%
2023
$1,497
+8.9%
2024
$1,552
+3.7%
2025
$1,628
+4.9%
2026
$1,627
-0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.2% | 197 |
| 2BR | $3,100/mo | $4.77 | 3.5% | 564 |
| 3BR | $3,600/mo | $4.24 | 3.1% | 176 |
| 4BR | $4,700/mo | $3.76 | 2.7% | 36 |
| 5BR | $5,300/mo | $3.93 | 2.9% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,035,000 | 1,152 | $1,767 | 16-20 |
| Jun 2026 | $1,205,000 | 710 | $1,696 | 11-15 |
| Jun 2026 | $1,160,000 | 678 | $1,711 | 11-15 |
| Jun 2026 | $950,000 | 581 | $1,634 | 11-15 |
| Jun 2026 | $760,000 | 452 | $1,681 | 11-15 |
| May 2026 | $2,405,000 | 1,421 | $1,693 | 11-15 |
| May 2026 | $2,250,000 | 1,421 | $1,584 | 01-05 |
| May 2026 | $2,038,000 | 1,238 | $1,646 | 11-15 |
| May 2026 | $1,360,000 | 872 | $1,560 | 16-20 |
| May 2026 | $1,352,888 | 872 | $1,552 | 06-10 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around High Park Residences actually sell for - this project trades at 2.6× the nearest block’s PSF.