D' KENARIS is a 999 yrs lease commencing from 1879 development along JALAN BANGAU in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 5 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 28 (Seletar / Yio Chu Kang), the immediate context for D' KENARIS 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 5 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the D' KENARIS dashboard.
- Average sale price: $3,110,533 across 5 transactions
- Estimated gross rental yield: 3.0%
- District 28 PSF ranking: Value tier (top 82%)
- 999 yrs lease commencing from 1879 · OCR · D28
About D' KENARIS
D' KENARIS is a 999 yrs lease commencing from 1879 condominium, located at JALAN BANGAU in District 28 (Seletar) (Outside Central Region).
Sales Market Overview
D' KENARIS has recorded 5 sale transactions with an average transaction price of $3,110,533, ranging from $2,350,000 to $4,644,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $713 psf | $2,350,000 | — |
| 2022 | 1 | $787 psf | $2,550,000 | ↑ 10.3% |
| 2024 | 2 | $1,448 psf | $3,766,888 | ↑ 83.9% |
| 2025 | 1 | $845 psf | $3,118,888 | ↓ 41.6% |
D' KENARIS ranks in the top 82% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, D' KENARIS trades 32.4% below the segment benchmark.
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Rental Market Overview
D' KENARIS has recorded 1 rental transaction with monthly rents averaging $7,800/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $7,800/mo | $7,800/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $7,800/mo |
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Investment Analysis
Based on average rents and sale prices, D' KENARIS delivers an estimated gross rental yield of 3.0%. 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 D' KENARIS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- D'
- Fernvale MRT
- Layar MRT
- Thanggam MRT
- North Vista Primary School
- Fernvale Primary School
- North Vista Secondary School
Nearby MRT Stations
D' KENARIS is 940m from Fernvale MRT (Sengkang LRT), with 3 stations within 1.5 km.
Nearby Schools
There are 7 schools within 2 km of D' KENARIS.
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 1.1 km |
| Fernvale Primary School | Primary | 1.1 km |
| North Vista Secondary School | Secondary | 1.1 km |
| Presbyterian High School | Secondary | 1.3 km |
| Chongfu School | Primary | 1.5 km |
| Townsville Primary School | Primary | 1.6 km |
| Rosyth School | Primary | 1.9 km |
School-belt proximity. North Vista Primary School sits about 1.12km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.94km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 5 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: D' KENARIS 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. 5 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 D' KENARIS?
What is the rental yield for D' KENARIS?
Is D' KENARIS 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: 5 transactions analysed
- Rental data: 1 lease record 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 D' KENARIS
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.
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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.
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HDB Alternatives Nearby
Weighing D' KENARIS against staying public? These HDB towns sit within walking or short-drive distance: