District 28 · Sengkang · OCR
Riverbank @ Fernvale
Fernvale Close · Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,494
-1.3% vs district median
Gross yield
3.4%
median rent $3,200/mo
3-year gain
14.5%
Transactions · 5y
160
22 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,868.28m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+136% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 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
-0.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Fern Green Primary School 286m · Phase 2C 0.6× · Sengkang Green Primary School 781m · Phase 2C 1.8× balloted · Anchor Green Primary School 807m · Phase 2C 0.1× · Springdale Primary School 874m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 617m
Food
Fernvale Hawker Centre & Market · 621m - 2 hawker centres within 1km
Green
Sengkang Riverside Pk · 104m - 3 parks within 1km
Mall
The Seletar Mall · 720m
Health
Sengkang Community Hospital (hospital) · 1.1km
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 $1,456 psf - 5% above units on floors 1–5 ($1,382 psf).
Price trend average PSF by year
2021
$1,168
2022
$1,271
+8.8%
2023
$1,328
+4.5%
2024
$1,403
+5.6%
2025
$1,465
+4.4%
2026
$1,520
+3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,600/mo | $5.78 | 4.6% | 57 |
| 2BR | $3,000/mo | $4.00 | 3.2% | 98 |
| 3BR | $3,600/mo | $3.43 | 2.8% | 81 |
| 4BR | $4,100/mo | $3.28 | 2.6% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,650,000 | 1,044 | $1,580 | 16-20 |
| Jun 2026 | $1,350,000 | 947 | $1,425 | 06-10 |
| May 2026 | $1,048,000 | 710 | $1,475 | 06-10 |
| Apr 2026 | $1,620,000 | 1,044 | $1,552 | 06-10 |
| Mar 2026 | $1,458,000 | 1,012 | $1,441 | 01-05 |
| Feb 2026 | $1,658,888 | 1,012 | $1,640 | 16-20 |
| Feb 2026 | $1,360,000 | 947 | $1,436 | 06-10 |
| Jan 2026 | $1,680,000 | 1,044 | $1,609 | 16-20 |
| Jan 2026 | $805,000 | 527 | $1,526 | 01-05 |
| Dec 2025 | $1,900,000 | 1,238 | $1,535 | 11-15 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Riverbank @ Fernvale actually sell for - this project trades at 2.1× the nearest block’s PSF.