JANSEN 28 is a 73-year balance leasehold development along JANSEN ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 30 units and is TOP 2000.
This profile draws on 6 recorded transactions from URA REALIS 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 19 (Hougang / Punggol / Serangoon), the immediate context for JANSEN 28 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 6 sales and 20 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JANSEN 28 dashboard.
- Average sale price: $1,487,167 across 6 transactions
- Estimated gross rental yield: 2.5%
- District 19 PSF ranking: Value tier (top 80%)
- 999 yrs lease commencing from 1876 · OCR · D19 · 30 units
About JANSEN 28
JANSEN 28 is a 999 yrs lease commencing from 1876 condominium, located at JANSEN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by MS KOH SIEW HOON / MR NEO ENG KIAT, comprising 30 residential units, completed in 2000.
With approximately 73 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at JANSEN 28:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,094 psf | $730,000 |
| 3 BR | 2 | $1,289 psf | $1,609,000 |
| 4 BR | 3 | $1,019 psf | $1,658,333 |
Sales Market Overview
JANSEN 28 has recorded 6 sale transactions with an average transaction price of $1,487,167, ranging from $730,000 to $1,955,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $918 psf | $1,510,000 | — |
| 2022 | 1 | $1,094 psf | $730,000 | ↑ 19.1% |
| 2024 | 2 | $1,254 psf | $1,802,500 | ↑ 14.6% |
| 2026 | 1 | $1,289 psf | $1,568,000 | ↑ 2.8% |
JANSEN 28 ranks in the top 80% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, JANSEN 28 trades 27.7% below the segment benchmark.
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Rental Market Overview
JANSEN 28 has recorded 20 rental transactions with monthly rents averaging $3,072/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 2 | $2,650/mo | $2,500/mo | $2,800/mo |
| 3 BR | 18 | $3,119/mo | $1,188/mo | $4,650/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,278/mo |
| 2022 | 4 | $3,125/mo |
| 2023 | 6 | $3,625/mo |
| 2024 | 1 | $3,100/mo |
| 2025 | 4 | $3,175/mo |
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Investment Analysis
Based on average rents and sale prices, JANSEN 28 delivers an estimated gross rental yield of 2.5%. 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 | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows JANSEN 28 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JANSEN 28
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Serangoon Secondary School
- Yangzheng Primary School
- Xinmin Secondary School
Nearby MRT Stations
JANSEN 28 is 910m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of JANSEN 28, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Serangoon Secondary School | Secondary | 460m |
| Yangzheng Primary School | Primary | 510m |
| Xinmin Secondary School | Secondary | 510m |
| Cedar Primary School | Primary | 520m |
| Cedar Girls' Secondary School | Secondary | 590m |
| Xinmin Primary School | Primary | 670m |
| Xinghua Primary School | Primary | 850m |
| Zhonghua Secondary School | Secondary | 890m |
| Zhonghua Primary School | Primary | 900m |
| Rosyth School | Primary | 980m |
| Holy Innocents' High School | Secondary | 1.0 km |
| Montfort Secondary School | Secondary | 1.1 km |
Adequate lease horizon. Around 73 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 30 units, JANSEN 28 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. Serangoon Secondary School sits about 0.46km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.91km 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.
Lease tenor below 75 years. With roughly 73 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 6 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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: JANSEN 28 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. 6 transactions in URA REALIS 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 JANSEN 28?
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Is JANSEN 28 freehold or leasehold?
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How does JANSEN 28 compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 20 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 JANSEN 28
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.