District 19 · Sengkang · OCR
La Fiesta
Sengkang Square · Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,762
+13.8% vs district median
Gross yield
3.2%
median rent $3,690/mo
3-year gain
21.6%
Transactions · 5y
194
21 in last 12 months
Nearest MRT
Buangkok Mrt Station · 789.995m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+178% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.0%
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
Seng Kang Primary School 417m · Phase 2C 0.1× · Nan Chiau Primary School 603m · Phase 2C 3.2× balloted · Compassvale Primary School 609m · Phase 2C 1.2× balloted · North Vista Primary School 751m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Seng Kang Secondary School · 417m
Food
Buangkok Hawker Centre · 780m
Green
St Anne'S Wood Pg · 917m
Mall
Sengkang Grand Mall · 780m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 406m
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 $1,681 psf - 4% above units on floors 1–5 ($1,613 psf).
Price trend average PSF by year
2021
$1,302
2022
$1,366
+4.9%
2023
$1,472
+7.8%
2024
$1,623
+10.3%
2025
$1,702
+4.9%
2026
$1,790
+5.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,750/mo | $6.11 | 4.2% | 169 |
| 2BR | $3,450/mo | $4.60 | 3.1% | 263 |
| 3BR | $4,000/mo | $4.71 | 3.2% | 309 |
| 4BR | $4,900/mo | $3.63 | 2.5% | 48 |
| 5BR | $4,900/mo | $3.38 | 2.3% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,825,000 | 990 | $1,843 | 01-05 |
| Jun 2026 | $1,340,000 | 753 | $1,778 | 11-15 |
| Jun 2026 | $1,300,000 | 753 | $1,725 | 06-10 |
| Jun 2026 | $1,300,000 | 753 | $1,725 | 01-05 |
| Jun 2026 | $800,000 | 452 | $1,770 | 01-05 |
| May 2026 | $1,940,000 | 1,001 | $1,938 | 11-15 |
| Apr 2026 | $1,588,888 | 840 | $1,892 | 06-10 |
| Apr 2026 | $1,280,000 | 753 | $1,699 | 06-10 |
| Mar 2026 | $1,350,000 | 732 | $1,844 | 11-15 |
| Feb 2026 | $1,890,000 | 1,001 | $1,888 | 11-15 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around La Fiesta actually sell for - this project trades at 2.2× the nearest block’s PSF.