District 28 · Sengkang · OCR
The Topiary
Fernvale Lane · Executive Condominium · 99 yrs lease commencing from 2012
Current PSF
$1,534
+1.3% vs district median
Gross yield
3.1%
median rent $3,875/mo
3-year gain
22.0%
Transactions · 5y
315
46 in last 12 months
Nearest MRT
Buangkok Mrt Station · 2,442.131m
NEL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+142% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts 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 313m · Phase 2C 0.5× · Sengkang Green Primary School 523m · 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 · 736m
Food
Fernvale Hawker Centre & Market · 642m
Green
Jln Selaseh Pg · 399m - 7 parks within 1km
Mall
The Seletar Mall · 540m
Health
Institute Of Mental Health / Woodbridge Hospital (hospital) · 1.8km
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 $1,474 psf - 8% above units on floors 1–5 ($1,371 psf).
Price trend average PSF by year
2021
$1,045
2022
$1,169
+11.9%
2023
$1,265
+8.2%
2024
$1,402
+10.8%
2025
$1,484
+5.8%
2026
$1,543
+4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,150/mo | $4.20 | 3.3% | 13 |
| 3BR | $3,900/mo | $4.11 | 3.2% | 107 |
| 4BR | $4,650/mo | $3.44 | 2.7% | 57 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,168,000 | 753 | $1,550 | 11-15 |
| May 2026 | $2,200,000 | 1,389 | $1,584 | 16-20 |
| May 2026 | $2,100,000 | 1,367 | $1,536 | 11-15 |
| May 2026 | $1,468,000 | 904 | $1,624 | 11-15 |
| May 2026 | $1,425,686 | 915 | $1,558 | 16-20 |
| May 2026 | $1,390,000 | 915 | $1,519 | 06-10 |
| Apr 2026 | $2,900,000 | 2,174 | $1,334 | 21-25 |
| Apr 2026 | $2,068,000 | 1,292 | $1,601 | 11-15 |
| Apr 2026 | $1,908,888 | 1,259 | $1,516 | 16-20 |
| Apr 2026 | $1,828,880 | 1,389 | $1,317 | 01-05 |
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More in District 28
The HDB blocks next door
The entry point, measured: what the resale flats around The Topiary actually sell for - this project trades at 2.7× the nearest block’s PSF.