District 28 · Sengkang · OCR
Parc Greenwich
Fernvale Lane · Executive Condominium · 99 yrs lease commencing from 2020
Current PSF
$0
-100.0% vs district median
Gross yield
-
3-year gain
0.0%
Transactions · 5y
496
0 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,630.505m
NEL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential22 / 100
6 years old · composite of plot use, age, tenure, value gap & size
Lease decay93 years left
worth 95.2%of freehold today (Bala’s Table) · loses ~3.0pts 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
Fernvale Primary School 475m · Phase 2C 0.5× · Sengkang Green Primary School 639m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 914m
Food
Fernvale Hawker Centre & Market · 798m
Green
Dedap Place Pg · 260m - 8 parks within 1km
Mall
The Seletar Mall · 693m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 2.0km
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 launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
496 / 496
100% taken up · 25 '03
Median price
$0k
$0k–$0k band
Unit sizes sold
1001 sqft
786–1679 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
786–935
13
935–1084
289
1084–1233
101
1233–1382
9
1382–1531
15
1531–1679
1
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,226 psf (351 sales). At today’s $0 psf, they are down 100% on paper.
Price trend average PSF by year
2021
$1,226
2022
$1,256
+2.4%
2023
$1,332
+6.1%
2024
$1,456
+9.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2024 | $1,880,000 | 1,206 | $1,559 | 11-15 |
| Aug 2024 | $1,510,000 | 1,001 | $1,508 | 06-10 |
| Aug 2024 | $1,500,000 | 1,066 | $1,408 | 01-05 |
| Aug 2024 | $1,330,000 | 958 | $1,388 | 01-05 |
| Mar 2024 | $1,558,000 | 1,066 | $1,462 | 01-05 |
| Mar 2024 | $1,508,000 | 1,001 | $1,506 | 01-05 |
| Feb 2024 | $1,360,000 | 1,001 | $1,359 | 06-10 |
| Dec 2023 | $1,298,000 | 1,001 | $1,297 | 01-05 |
| Dec 2023 | $1,148,000 | 786 | $1,461 | 11-15 |
| Sept 2023 | $1,280,000 | 1,001 | $1,279 | 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 Greenwich actually sell for - this project trades at 0.0× the nearest block’s PSF.