Resale prices by unit size
| Size band | Typical of | Median psf | Caveats | Worked price at a typical size | Median rent / month | Gross yield |
|---|---|---|---|---|---|---|
| up to 600 sq ft | 1-bedroom | $1,639 | 42 | $820,000 (500 sq ft) | $2,700 (177) | 3.9% |
| 601 to 900 sq ft | 2-bedroom | $1,558 | 78 | $1,170,000 (750 sq ft) | $3,200 (338) | 3.5% |
| 901 to 1,300 sq ft | 3-bedroom | $1,531 | 108 | $1,680,000 (1,100 sq ft) | $3,800 (177) | 2.9% |
| 1,301 to 1,800 sq ft | 4-bedroom | $1,439 | 44 | $2,160,000 (1,500 sq ft) | $4,900 (57) | 2.5% |
| above 1,800 sq ft | 5-bedroom and larger | $1,176 | 13 | n/a | n/a |
URA caveats record floor area, not bedroom counts, so the bands are size proxies: up to 600 sq ft is usually a 1-bedroom, 601 to 900 a 2-bedroom, 901 to 1,300 a 3-bedroom. Rents are by actual bedroom count from URA rental contracts. Gross yield = median rent psf x 12 / resale median psf, before maintenance, tax and vacancy.
Freehold against 99-year
| Tenure | Resale median psf | Caveats |
|---|---|---|
| 99-year leasehold | $1,542 | 270 |
| Freehold / 999-year | $1,424 | 15 |
| Executive condominiums (resale) | $1,523 | 66 |
99-year stock sold for 8% more per sq ft than freehold in this window, usually because the leasehold projects are newer.
Rents
All non-landed units in District 28 rented for a median of $3,200 a month over 823 contracts in the 4 quarters to 26Q3 (middle half $2,800 to $3,700).
URA non-landed rental index 2026-Q2: Whole Island +0.4% qoq, +1.8% yoy; Core Central Region +1.2% qoq, +1.9% yoy; Rest of Central Region 0% qoq, +2.2% yoy; Outside Central Region -0.3% qoq, +1.2% yoy
Landed homes
| Type | Median psf of land | Deals | 99-year psf (deals) | Freehold psf (deals) |
|---|---|---|---|---|
| Terrace | $2,587 | 135 | $2,607 (49) | $2,446 (86) |
| Semi-detached | $1,460 | 62 | n/a | $1,473 (60) |
| All landed | $2,199 | 201 |
Landed psf is price per sq ft of land area as URA records it (terrace, semi-detached and detached houses on land title; strata landed excluded). It is not comparable with a condo's psf on strata floor area.
HDB towns that upgrade into this district
| Town | 4-room median (deals) | Gap to a 3-bedroom-size resale condo here |
|---|---|---|
| Punggol | $680,000 (807) | $1,000,000 |
| Sengkang | $640,000 (808) | $1,040,000 |
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Questions people ask
What is the average condo psf in District 28?
The median resale price was $1,536 psf across 285 caveats lodged between Oct 2025 to Sep 2026; the middle half of deals fell between $1,424 and $1,635 psf.
How much is a 3-bedroom condo in District 28?
Resale units of 901 to 1,300 sq ft sold for a median $1,531 psf, so a 1,100 sq ft unit works out to about $1,680,000. New launch units are usually more compact, at n/a.
What is the rental yield for condos in District 28?
Gross yields by unit size are in the table above (median rent psf x 12 / resale psf, before costs). The median rent for all non-landed units was $3,200 a month over 823 contracts.
Where do these figures come from?
PropertyNet.SG computes them every month from URA caveat data (the URA Data Service private residential transactions feed) and URA rental contracts: medians of lodged caveats in a rolling 12-month window, by district, size band and tenure. See the methodology page for the full method.
Source: PropertyNet.SG analysis of URA caveats (non-landed resale and sub-sale, developer sales, landed on land title), Oct 2025 to Sep 2026; rents from URA rental contracts. Medians of lodged caveats; they change as caveats are lodged. Methodology