District 19 · Sengkang · OCR
Park Green
Rivervale Link · Executive Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,134
-26.7% vs district median
Gross yield
3.4%
median rent $3,925/mo
3-year gain
19.5%
Transactions · 5y
58
12 in last 12 months
Nearest MRT
Buangkok Mrt Station · 856.824m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+79% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential44 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
North Vista Primary School 524m · Phase 2C 0.3× · Punggol Primary School 680m · Phase 2C 1.3× · Afterschool @ Punggol Primary School 680m · North Spring Primary School 810m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
North Vista Secondary School · 164m
Food
Buangkok Hawker Centre · 905m
Green
Punggol Pk · 422m
Mall
Sengkang Grand Mall · 905m
Health
Singhealth Polyclinics (Sengkang Polyclinic) (polyclinic) · 1.5km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,167 psf - 16% above units on floors 1–5 ($1,002 psf).
Price trend average PSF by year
2021
$819
2022
$968
+18.2%
2023
$975
+0.7%
2024
$1,050
+7.7%
2025
$1,118
+6.5%
2026
$1,165
+4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $3,900/mo | $2.89 | 3.1% | 83 |
| 4BR | $4,400/mo | $2.84 | 3.0% | 18 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,368,000 | 1,206 | $1,135 | 11-15 |
| Mar 2026 | $1,618,888 | 1,389 | $1,166 | 11-15 |
| Mar 2026 | $1,600,000 | 1,367 | $1,170 | 06-10 |
| Feb 2026 | $1,780,000 | 1,550 | $1,148 | 06-10 |
| Feb 2026 | $1,350,000 | 1,206 | $1,120 | 06-10 |
| Jan 2026 | $1,680,000 | 1,345 | $1,249 | 06-10 |
| Dec 2025 | $2,255,000 | 1,970 | $1,145 | 16-20 |
| Dec 2025 | $1,788,000 | 1,496 | $1,195 | 16-20 |
| Dec 2025 | $1,600,000 | 1,744 | $918 | 01-05 |
| Oct 2025 | $1,590,000 | 1,345 | $1,182 | 16-20 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around Park Green actually sell for - this project trades at 1.5× the nearest block’s PSF.