OCR - 1612 transactions in last 3 years
District 28 (Seletar, Yio Chu Kang) 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: 2026-06-01. 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 | HIGH PARK RESIDENCES | $1,610 | $1,810 | 3.7% | 226 | - |
| 2 | THE TOPIARY | $1,456 | $1,650 | N/A | 149 | - |
| 3 | PARC BOTANNIA | $1,632 | $1,823 | 3.9% | 134 | - |
| 4 | RIVERTREES RESIDENCES | $1,509 | $1,704 | 3.6% | 73 | - |
| 5 | RIVERBANK @ FERNVALE | $1,434 | $1,619 | 3.8% | 72 | - |
| 6 | H2O RESIDENCES | $1,407 | $1,607 | 3.4% | 67 | - |
| 7 | LUSH ACRES | $1,375 | $1,552 | N/A | 64 | - |
| 8 | THE GREENWICH | $1,317 | $1,510 | 4.0% | 58 | - |
| 9 | SELETAR PARK RESIDENCE | $1,321 | $1,503 | 3.8% | 57 | - |
| 10 | SELETAR SPRINGS CONDOMINIUM | $1,021 | $1,249 | 3.5% | 34 | - |
| 11 | SUNRISE GARDENS | $1,057 | $1,312 | N/A | 33 | - |
| 12 | GRANDE VISTA | $1,275 | $1,342 | N/A | 23 | - |
| 13 | MIMOSA PARK | $1,321 | $1,321 | N/A | 14 | - |
| 14 | PARC GREENWICH | $1,435 | $1,507 | N/A | 10 | - |
| 15 | NIM GARDENS | $1,284 | $1,284 | N/A | 9 | - |
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).
No tracked primary schools in this district.