OCR - 1618 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: 2026-04-01. 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 | HIGH PARK RESIDENCES | $1,600 | $1,800 | 3.7% | 235 | - |
| 2 | THE TOPIARY | $1,443 | $1,635 | N/A | 148 | - |
| 3 | PARC BOTANNIA | $1,629 | $1,819 | 3.9% | 133 | - |
| 4 | RIVERBANK @ FERNVALE | $1,426 | $1,610 | 3.8% | 73 | - |
| 5 | RIVERTREES RESIDENCES | $1,494 | $1,686 | 3.7% | 68 | - |
| 6 | H2O RESIDENCES | $1,398 | $1,597 | 3.4% | 68 | - |
| 7 | LUSH ACRES | $1,366 | $1,542 | N/A | 65 | - |
| 8 | SELETAR PARK RESIDENCE | $1,326 | $1,509 | 3.8% | 59 | - |
| 9 | THE GREENWICH | $1,303 | $1,495 | 4.0% | 56 | - |
| 10 | SUNRISE GARDENS | $1,036 | $1,286 | N/A | 38 | - |
| 11 | SELETAR SPRINGS CONDOMINIUM | $1,011 | $1,237 | 3.5% | 37 | - |
| 12 | GRANDE VISTA | $1,317 | $1,386 | N/A | 25 | - |
| 13 | MIMOSA PARK | $1,312 | $1,312 | N/A | 16 | - |
| 14 | PARC GREENWICH | $1,408 | $1,479 | N/A | 11 | - |
| 15 | NIM GARDENS | $1,262 | $1,262 | N/A | 10 | - |
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.