OCR - 8240 transactions in last 3 years
District 19 (Punggol, Sengkang) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | CHUAN PARK | $2,596 | $2,710 | 1.3% | 767 | 916 |
| 2 | AFFINITY AT SERANGOON | $1,793 | $1,991 | 3.7% | 348 | - |
| 3 | THE FLORENCE RESIDENCES | $1,782 | $1,979 | 3.6% | 342 | - |
| 4 | RIVERFRONT RESIDENCES | $1,692 | $1,879 | 3.8% | 333 | - |
| 5 | KINGSFORD WATERBAY | $1,442 | $1,621 | 3.9% | 208 | - |
| 6 | THE GARDEN RESIDENCES | $1,822 | $2,027 | 3.8% | 185 | - |
| 7 | TREASURE CREST | $1,431 | $1,604 | N/A | 173 | - |
| 8 | THE MINTON | $1,492 | $1,726 | 3.3% | 162 | - |
| 9 | BOTANIQUE AT BARTLEY | $1,926 | $2,166 | 3.4% | 155 | - |
| 10 | BELLEWATERS | $1,398 | $1,578 | N/A | 132 | - |
| 11 | THE TERRACE | $1,380 | $1,557 | N/A | 132 | - |
| 12 | SENGKANG GRAND RESIDENCES | $2,023 | $2,246 | 3.3% | 129 | - |
| 13 | WATERTOWN | $1,673 | $1,903 | 3.8% | 126 | - |
| 14 | ESPARINA RESIDENCES | $1,635 | $1,867 | N/A | 124 | - |
| 15 | PRIVE | $1,461 | $1,669 | N/A | 123 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
16 tracked primary schools, including 4 elite-tier.