District 13 · Toa Payoh · RCR
Sennett Residence
Pheng Geck Avenue · Condominium · 99 yrs lease commencing from 2011
Current PSF
$1,908
+2.7% vs district median
Gross yield
3.4%
median rent $4,000/mo
3-year gain
4.0%
Transactions · 5y
87
3 in last 12 months
Nearest MRT
Woodleigh Mrt Station · 964.64m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+163% premium
HDB median $725 psf
Area income
$8,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.9%
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
St Andrew'S Junior School 482m · Phase 2C 1.2× balloted · Cedar Primary School 894m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
St Andrew'S School (Secondary) · 347m
Food
Geylang Bahru Blk 69 (Blk 69 Geylang Bahru Market And Food Centre) · 1.0km
Green
Siang Kuang Ave Interim Pk · 416m - 8 parks within 1km
Mall
The Woodleigh Mall · 937m
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 951m
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
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 $1,888 psf - 6% above units on floors 1–5 ($1,782 psf).
Price trend average PSF by year
2021
$1,486
2022
$1,601
+7.7%
2023
$1,636
+2.2%
2024
$1,847
+12.9%
2025
$1,957
+6%
2026
$1,701
-13.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.7% | 174 |
| 2BR | $4,000/mo | $4.71 | 3.0% | 227 |
| 3BR | $5,200/mo | $4.52 | 2.8% | 54 |
| 4BR | $6,800/mo | $5.04 | 3.2% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,288,888 | 1,345 | $1,701 | 01-05 |
| Nov 2025 | $2,600,000 | 1,195 | $2,176 | 06-10 |
| Nov 2025 | $935,000 | 506 | $1,848 | 01-05 |
| Jul 2025 | $1,670,000 | 850 | $1,964 | 11-15 |
| May 2025 | $1,900,000 | 947 | $2,006 | 11-15 |
| Apr 2025 | $1,428,000 | 710 | $2,010 | 06-10 |
| Mar 2025 | $2,750,888 | 1,345 | $2,045 | 06-10 |
| Mar 2025 | $953,000 | 506 | $1,884 | 01-05 |
| Jan 2025 | $2,200,000 | 1,130 | $1,947 | 06-10 |
| Jan 2025 | $1,565,000 | 850 | $1,840 | 01-05 |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around Sennett Residence actually sell for - this project trades at 2.1× the nearest block’s PSF.