ALANA is a 86-year balance leasehold development along SUNRISE TERRACE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 78 units and is TOP 2017.
This profile draws on 39 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 9 years from TOP, ALANA is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 28 (Seletar / Yio Chu Kang), the immediate context for ALANA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 40 sales and 71 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ALANA dashboard.
- Average sale price: $2,930,293 across 40 transactions
- Estimated gross rental yield: 3.2%
- District 28 PSF ranking: Value tier (top 90%)
- 103 yrs lease commencing from 2013 · OCR · D28 · 78 units
About ALANA
ALANA is a 103 yrs lease commencing from 2013 condominium, located at SUNRISE TERRACE in District 28 (Seletar) (Outside Central Region), developed by BULLION HOLDINGS PTE LTD & CABANA JV PTE LTD, comprising 78 residential units, completed in 2017.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
ALANA has recorded 40 sale transactions with an average transaction price of $2,930,293, ranging from $2,360,000 to $3,790,684.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $892 psf | $2,532,593 | — |
| 2022 | 15 | $991 psf | $3,002,647 | ↑ 11.1% |
| 2023 | 4 | $1,042 psf | $3,282,006 | ↑ 5.1% |
| 2024 | 2 | $1,020 psf | $2,810,320 | ↓ 2.1% |
| 2025 | 6 | $1,069 psf | $3,257,804 | ↑ 4.8% |
| 2026 | 2 | $1,019 psf | $3,009,000 | ↓ 4.7% |
ALANA ranks in the top 90% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, ALANA trades 36.6% below the segment benchmark.
Loading chart data...
Rental Market Overview
ALANA has recorded 71 rental transactions with monthly rents averaging $7,803/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 71 | $7,803/mo | $6,000/mo | $9,650/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $7,017/mo |
| 2022 | 14 | $7,879/mo |
| 2023 | 10 | $8,423/mo |
| 2024 | 14 | $7,941/mo |
| 2025 | 15 | $7,870/mo |
| 2026 | 4 | $8,000/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, ALANA delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,482 psf | 407 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,223 psf | 401 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,495 psf | 195 |
Location Map
Map shows ALANA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ALANA
- Yio Chu Kang MRT
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
Nearby MRT Stations
ALANA is 1.5 km from Yio Chu Kang MRT (North-South Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Yio Chu Kang | NS15 | North-South Line | 1.5 km |
Nearby Schools
There are 2 schools within 2 km of ALANA.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Institute of Technical Education (College Central) | Tertiary | 1.6 km |
Adequate lease horizon. Around 86 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 78 units, ALANA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Nanyang Polytechnic sits about 1.22km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.48km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: ALANA sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 39 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ALANA?
What is the rental yield for ALANA?
Is ALANA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 40 transactions analysed
- Rental data: 71 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ALANA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 483 condo transactions recorded in District 28 over the last 12 months, 92% resale, 8% new sale, 0% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
HDB Alternatives Nearby
Weighing ALANA against staying public? These HDB towns sit within walking or short-drive distance:
- Sengkang — 4-room average $658,294 (1.5 km away), an upgrader gap of about $2,300,000
- Ang Mo Kio — 4-room average $724,816 (1.6 km away), an upgrader gap of about $2,200,000