District 28 · Sengkang · OCR
Parc Botannia
Fernvale Street · Condominium · 99 yrs lease commencing from 2016
Current PSF
$1,653
+9.2% vs district median
Gross yield
3.8%
median rent $2,850/mo
3-year gain
3.7%
Transactions · 5y
209
33 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,649.274m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+161% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Fern Green Primary School 593m · Phase 2C 0.6× · Sengkang Green Primary School 652m · Phase 2C 1.8× balloted · Fernvale Primary School 902m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 966m
Food
Fernvale Hawker Centre & Market · 772m
Green
Fernvale Park · 111m - 6 parks within 1km
Mall
The Seletar Mall · 778m
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 $1,648 psf - 3% above units on floors 1–5 ($1,599 psf).
Price trend average PSF by year
2021
$1,441
2022
$1,543
+7.1%
2023
$1,588
+2.9%
2024
$1,616
+1.8%
2025
$1,668
+3.2%
2026
$1,647
-1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $5.09 | 3.7% | 178 |
| 2BR | $3,400/mo | $5.23 | 3.8% | 144 |
| 3BR | $4,100/mo | $4.82 | 3.5% | 36 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $755,000 | 431 | $1,754 | 11-15 |
| Jun 2026 | $1,110,000 | 667 | $1,663 | 06-10 |
| May 2026 | $1,750,000 | 980 | $1,787 | 16-20 |
| May 2026 | $1,380,000 | 861 | $1,603 | 01-05 |
| May 2026 | $1,330,000 | 786 | $1,693 | 06-10 |
| May 2026 | $1,280,000 | 786 | $1,629 | 06-10 |
| May 2026 | $1,028,000 | 592 | $1,736 | 16-20 |
| May 2026 | $826,000 | 506 | $1,633 | 06-10 |
| Apr 2026 | $1,100,000 | 667 | $1,648 | 01-05 |
| Apr 2026 | $800,000 | 506 | $1,581 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Parc Botannia actually sell for - this project trades at 2.6× the nearest block’s PSF.