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Home/District 28 - Seletar, Yio Chu Kang/THE TOPIARY

THE TOPIARY

District 28OCR99 yrs lease commencing from 2012PropertyGuru

Project Details

Address
FERNVALE LANE
Property Type
Executive Condominium
Total Units
700
Est. TOP
2016
Developer
Peak Living Pte Ltd
Tenure
99 yrs lease commencing from 2012
Price by Bedroom (median, 3yr)
3-Bed
$1,390,888
101 txns
4-Bed
$1,900,000
44 txns
5-Bed
$2,900,000
4 txns
Median PSF (3yr)
$1456
149 transactions
Normalized PSF
$1,650
Raw $1,456 · Bala 92.9%
vs new D28 launches
-34.3%
Both sides Bala-normalized

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).

Investment Signals

Sengkang Green Primary (525m)T1Hougang Primary School (1.6km)T3Rosyth School (1.8km)T1Low supply: 425 units within 2kmNo MRT within 1km

PSF Trend

Transaction prices per square foot

More projects in District 28 - Seletar, Yio Chu Kang ->
Last 3 years
  • THE TOPIARYOCR
    May 2026 · D28 · 3-Bed · 915 sqft · fl 16-20
    $1,425,686
    $1,558 psf
    $1,765 norm
    Resale
  • THE TOPIARYOCR
    May 2026 · D28 · 3-Bed · 904 sqft · fl 11-15
    $1,468,000
    $1,624 psf
    $1,840 norm
    Resale
  • THE TOPIARYOCR
    May 2026 · D28 · 3-Bed · 915 sqft · fl 06-10
    $1,390,000
    $1,519 psf
    $1,721 norm
    Resale
  • THE TOPIARYOCR
    May 2026 · D28 · 4-Bed · 1,389 sqft · fl 16-20
    $2,200,000
    $1,584 psf
    $1,795 norm
    Resale
  • THE TOPIARYOCR
    May 2026 · D28 · 4-Bed · 1,367 sqft · fl 11-15
    $2,100,000
    $1,536 psf
    $1,740 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 5-Bed · 2,174 sqft · fl 21-25
    $2,900,000
    $1,334 psf
    $1,512 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 4-Bed · 1,389 sqft · fl 01-05
    $1,828,880
    $1,317 psf
    $1,492 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 3-Bed · 753 sqft · fl 06-10
    $1,130,000
    $1,500 psf
    $1,700 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 3-Bed · 1,259 sqft · fl 16-20
    $1,908,888
    $1,516 psf
    $1,718 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 3-Bed · 753 sqft · fl 06-10
    $1,140,000
    $1,513 psf
    $1,714 norm
    Resale
  • THE TOPIARYOCR
    Apr 2026 · D28 · 4-Bed · 1,292 sqft · fl 11-15
    $2,068,000
    $1,601 psf
    $1,814 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 3-Bed · 1,087 sqft · fl 16-20
    $1,720,000
    $1,582 psf
    $1,793 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 4-Bed · 1,335 sqft · fl 06-10
    $2,100,000
    $1,573 psf
    $1,782 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 3-Bed · 904 sqft · fl 06-10
    $1,400,000
    $1,548 psf
    $1,754 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 4-Bed · 1,292 sqft · fl 11-15
    $2,218,000
    $1,717 psf
    $1,945 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 4-Bed · 1,292 sqft · fl 11-15
    $2,110,000
    $1,634 psf
    $1,851 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 3-Bed · 915 sqft · fl 16-20
    $1,400,000
    $1,530 psf
    $1,734 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 3-Bed · 904 sqft · fl 06-10
    $1,310,000
    $1,449 psf
    $1,642 norm
    Resale
  • THE TOPIARYOCR
    Mar 2026 · D28 · 4-Bed · 1,389 sqft · fl 11-15
    $2,140,000
    $1,541 psf
    $1,746 norm
    Resale
  • THE TOPIARYOCR
    Feb 2026 · D28 · 3-Bed · 1,055 sqft · fl 16-20
    $1,688,000
    $1,600 psf
    $1,813 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE TOPIARY28OCR316-20915$1,425,686$1,558$1,765May 2026Resale
THE TOPIARY28OCR311-15904$1,468,000$1,624$1,840May 2026Resale
THE TOPIARY28OCR306-10915$1,390,000$1,519$1,721May 2026Resale
THE TOPIARY28OCR416-201,389$2,200,000$1,584$1,795May 2026Resale
THE TOPIARY28OCR411-151,367$2,100,000$1,536$1,740May 2026Resale
THE TOPIARY28OCR521-252,174$2,900,000$1,334$1,512Apr 2026Resale
THE TOPIARY28OCR401-051,389$1,828,880$1,317$1,492Apr 2026Resale
THE TOPIARY28OCR306-10753$1,130,000$1,500$1,700Apr 2026Resale
THE TOPIARY28OCR316-201,259$1,908,888$1,516$1,718Apr 2026Resale
THE TOPIARY28OCR306-10753$1,140,000$1,513$1,714Apr 2026Resale
THE TOPIARY28OCR411-151,292$2,068,000$1,601$1,814Apr 2026Resale
THE TOPIARY28OCR316-201,087$1,720,000$1,582$1,793Mar 2026Resale
THE TOPIARY28OCR406-101,335$2,100,000$1,573$1,782Mar 2026Resale
THE TOPIARY28OCR306-10904$1,400,000$1,548$1,754Mar 2026Resale
THE TOPIARY28OCR411-151,292$2,218,000$1,717$1,945Mar 2026Resale
THE TOPIARY28OCR411-151,292$2,110,000$1,634$1,851Mar 2026Resale
THE TOPIARY28OCR316-20915$1,400,000$1,530$1,734Mar 2026Resale
THE TOPIARY28OCR306-10904$1,310,000$1,449$1,642Mar 2026Resale
THE TOPIARY28OCR411-151,389$2,140,000$1,541$1,746Mar 2026Resale
THE TOPIARY28OCR316-201,055$1,688,000$1,600$1,813Feb 2026Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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