District 28 · Sengkang · OCR
Lush Acres
Fernvale Close · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,428
-5.7% vs district median
Gross yield
3.3%
median rent $4,300/mo
3-year gain
11.8%
Transactions · 5y
144
18 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,004.137m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+125% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential28 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
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
Fern Green Primary School 292m · Phase 2C 0.6× · Sengkang Green Primary School 569m · Phase 2C 1.8× balloted · Fernvale Primary School 755m · Phase 2C 0.5× · Anchor Green Primary School 969m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 498m
Food
Fernvale Hawker Centre & Market · 439m
Green
Sengkang Riverside Pk · 322m - 5 parks within 1km
Mall
The Seletar Mall · 529m
Health
Sengkang Community Hospital (hospital) · 1.4km
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 $1,380 psf - 3% above units on floors 1–5 ($1,339 psf).
Price trend average PSF by year
2021
$1,058
2022
$1,174
+11%
2023
$1,284
+9.4%
2024
$1,333
+3.8%
2025
$1,399
+5%
2026
$1,435
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,100/mo | $3.90 | 3.3% | 32 |
| 4BR | $4,700/mo | $3.76 | 3.2% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,950,000 | 1,345 | $1,449 | 16-20 |
| Jun 2026 | $1,718,000 | 1,238 | $1,388 | 01-05 |
| May 2026 | $1,640,000 | 1,130 | $1,451 | 01-05 |
| Mar 2026 | $2,245,000 | 1,615 | $1,390 | 21-25 |
| Mar 2026 | $1,592,000 | 1,098 | $1,450 | 01-05 |
| Mar 2026 | $1,538,000 | 1,055 | $1,458 | 01-05 |
| Feb 2026 | $1,580,000 | 1,098 | $1,439 | 16-20 |
| Jan 2026 | $1,348,000 | 926 | $1,456 | 06-10 |
| Dec 2025 | $1,910,000 | 1,345 | $1,420 | 11-15 |
| Dec 2025 | $1,720,000 | 1,367 | $1,258 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Lush Acres actually sell for - this project trades at 2.2× the nearest block’s PSF.