EVANIA is a freehold development along UPPER PAYA LEBAR ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 35 units and is TOP 2012.
This profile draws on 10 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 14 years from TOP, EVANIA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for EVANIA 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 11 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EVANIA dashboard.
- Average sale price: $1,784,909 across 11 transactions
- Estimated gross rental yield: 2.6%
- District 19 PSF ranking: Mid-range (top 51%)
- Freehold tenure · OCR · D19 · 35 units
About EVANIA
EVANIA is a freehold condominium, located at UPPER PAYA LEBAR ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by NOVELTY AMBER PTE LTD, comprising 35 residential units, completed in 2012.
As a freehold property, EVANIA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at EVANIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,570 psf | $1,470,000 |
| 3 BR | 4 | $1,379 psf | $1,635,000 |
| 4 BR | 6 | $1,318 psf | $1,937,333 |
Sales Market Overview
EVANIA has recorded 11 sale transactions with an average transaction price of $1,784,909, ranging from $1,300,000 to $2,120,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,121 psf | $1,800,500 | — |
| 2022 | 2 | $1,296 psf | $1,579,000 | ↑ 15.6% |
| 2023 | 2 | $1,323 psf | $1,665,000 | ↑ 2.1% |
| 2024 | 1 | $1,394 psf | $1,980,000 | ↑ 5.4% |
| 2025 | 2 | $1,496 psf | $2,092,500 | ↑ 7.4% |
| 2026 | 2 | $1,563 psf | $1,690,000 | ↑ 4.5% |
EVANIA ranks in the top 51% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, EVANIA trades 12.1% below the segment benchmark.
Loading chart data...
Rental Market Overview
EVANIA has recorded 21 rental transactions with monthly rents averaging $3,873/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 8 | $3,298/mo | $2,430/mo | $4,000/mo |
| 3 BR | 13 | $4,227/mo | $2,550/mo | $6,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,736/mo |
| 2022 | 4 | $3,900/mo |
| 2023 | 3 | $3,850/mo |
| 2024 | 4 | $4,875/mo |
| 2025 | 4 | $4,050/mo |
| 2026 | 1 | $4,800/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, EVANIA delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows EVANIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EVANIA
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Kovan MRT
- Zhonghua Secondary School
- Zhonghua Primary School
- Cedar Girls'
Nearby MRT Stations
EVANIA is 630m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of EVANIA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 580m |
| Zhonghua Primary School | Primary | 670m |
| Cedar Girls' Secondary School | Secondary | 670m |
| Cedar Primary School | Primary | 750m |
| Bartley Secondary School | Secondary | 930m |
| Montfort Junior School | Primary | 1.0 km |
| Montfort Secondary School | Secondary | 1.1 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.4 km |
| Red Swastika School | Primary | 1.5 km |
| Xinmin Primary School | Primary | 1.5 km |
| St. Gabriel's Primary School | Primary | 1.5 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Serangoon is about 0.63km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 35 units, EVANIA 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. Zhonghua Secondary School sits about 0.58km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 10 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: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: EVANIA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 10 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 EVANIA?
What is the rental yield for EVANIA?
Is EVANIA 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: 11 transactions analysed
- Rental data: 21 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 EVANIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% 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 19 reads 137.0 as of June 2026 — up 2.0% 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 EVANIA against staying public? These HDB towns sit within walking or short-drive distance: