District 28 · Sengkang · OCR
Rivertrees Residences
Fernvale Close · Apartment · 99 yrs lease commencing from 2013
Current PSF
$1,606
+6.1% vs district median
Gross yield
3.3%
median rent $3,200/mo
3-year gain
13.4%
Transactions · 5y
127
19 in last 12 months
Nearest MRT
Buangkok Mrt Station · 1,856.978m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+153% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 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
-0.7%
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 354m · Phase 2C 0.6× · Sengkang Green Primary School 673m · Phase 2C 1.8× balloted · Anchor Green Primary School 817m · Phase 2C 0.1× · Fernvale Primary School 826m · Phase 2C 0.5× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Pei Hwa Secondary School · 490m
Food
Fernvale Hawker Centre & Market · 498m - 2 hawker centres within 1km
Green
Sengkang Riverside Pk · 204m - 4 parks within 1km
Mall
The Seletar Mall · 600m
Health
Sengkang Community Hospital (hospital) · 1.2km
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 $1,525 psf - 4% above units on floors 1–5 ($1,470 psf).
Price trend average PSF by year
2021
$1,225
2022
$1,301
+6.2%
2023
$1,408
+8.2%
2024
$1,478
+5%
2025
$1,567
+6%
2026
$1,597
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,700/mo | $4.91 | 3.7% | 32 |
| 2BR | $3,100/mo | $4.77 | 3.6% | 207 |
| 3BR | $3,800/mo | $3.30 | 2.5% | 41 |
| 4BR | $4,650/mo | $3.72 | 2.8% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,818,000 | 1,119 | $1,624 | 06-10 |
| May 2026 | $1,100,000 | 700 | $1,572 | 06-10 |
| Apr 2026 | $2,380,000 | 1,410 | $1,688 | 16-20 |
| Apr 2026 | $1,120,000 | 732 | $1,530 | 01-05 |
| Apr 2026 | $1,110,000 | 700 | $1,586 | 16-20 |
| Apr 2026 | $1,080,000 | 710 | $1,520 | 06-10 |
| Apr 2026 | $918,000 | 581 | $1,579 | 11-15 |
| Apr 2026 | $895,000 | 581 | $1,540 | 16-20 |
| Apr 2026 | $828,000 | 506 | $1,637 | 21-25 |
| Feb 2026 | $2,156,000 | 1,270 | $1,697 | 16-20 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around Rivertrees Residences actually sell for - this project trades at 2.5× the nearest block’s PSF.