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District 28 · OCR · Outside Central Region

District 28 — Seletar, Yio Chu Kang, Jalan Kayu

$1,447 psf across 154 transactions, with the Rosyth School catchment doing a disproportionate amount of the work on family demand.

SeletarYio Chu KangJalan KayuSeletar Aerospace ParkFernvale fringe

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$1,547 psf

median $1,300,000

263 caveats

HDB 4-room · SENGKANG

$645,000

937 resales

Condo rent

$3,300 / month

285 contracts

MRT

North East, Cross Island Line (from 2030)

$1,547 psf across 263 transactions, with the Rosyth School catchment doing a disproportionate amount of the work on family demand.

What moves price here

  1. Rosyth School is a genuine price factor — one of the north-east’s most contested catchments.
  2. Seletar Aerospace Park provides an employment anchor unusual for a district this quiet.
  3. The Cross Island Line will change connectivity from 2030; expect the repricing to track construction, not announcements.

Who it suits

Families targeting Rosyth, and buyers who want low-rise surroundings with Sengkang’s amenities nearby.

What to check before you commit

  • Rosyth balloting reality, not just the 1km line
  • Aircraft movement from Seletar Airport
  • Which comparable set — Jalan Kayu and Fernvale price differently

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 28? Ask me and I’ll pull them.

Can you afford it?

What income does District 28 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · SENGKANGMSR 30% cap$645,000$483,750$2,553$8,511
Private condoTDSR 55% cap$1,300,000$975,000$5,146$9,357

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
High Park Residences69$1,65499-yr
Parc Botannia45$1,66399-yr
Riverbank @ Fernvale27$1,48599-yr
Rivertrees Residences21$1,62299-yr
The Greenwich19$1,34799-yr
Seletar Park Residence17$1,33499-yr

One district, 1.5× the price. Seletar Springs Condominium trades at $1,100 psf (15 deals) while Parc Botannia trades at $1,663 psf (45 deals) — both in District 28. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

13 projects transacted in District 28 over the 12 months to July 2026, across 263 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty