LANGE 28 is a 81-year balance leasehold development along LANGE ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 5 units and is TOP 2008.
This profile draws on 2 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.
At roughly 18 years from TOP, LANGE 28 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 LANGE 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 2 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LANGE 28 dashboard.
- Average sale price: $2,320,000 across 2 transactions
- District 19 PSF ranking: Value tier (top 82%)
- 999 yrs lease commencing from 1878 · OCR · D19 · 5 units
About LANGE 28
LANGE 28 is a 999 yrs lease commencing from 1878 condominium, located at LANGE ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SUNSHINE LAND PTE LTD, comprising 5 residential units, completed in 2008.
With approximately 81 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
LANGE 28 has recorded 2 sale transactions with an average transaction price of $2,320,000, ranging from $2,140,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $999 psf | $2,140,000 | — |
| 2026 | 1 | $1,191 psf | $2,500,000 | ↑ 19.2% |
LANGE 28 ranks in the top 82% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, LANGE 28 trades 29.3% below the segment benchmark.
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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 LANGE 28 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LANGE 28
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Cedar Primary School
- Serangoon Secondary School
- Cedar Girls'
Nearby MRT Stations
LANGE 28 is 910m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 22 schools within 2 km of LANGE 28, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | Primary | 400m |
| Serangoon Secondary School | Secondary | 450m |
| Cedar Girls' Secondary School | Secondary | 470m |
| Xinmin Secondary School | Secondary | 570m |
| Yangzheng Primary School | Primary | 640m |
| Xinmin Primary School | Primary | 730m |
| Zhonghua Secondary School | Secondary | 790m |
| Zhonghua Primary School | Primary | 800m |
| Xinghua Primary School | Primary | 970m |
| Montfort Junior School | Primary | 1.0 km |
| Montfort Secondary School | Secondary | 1.0 km |
| Holy Innocents' High School | Secondary | 1.1 km |
Adequate lease horizon. Around 81 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 5 units, LANGE 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. Cedar Primary School sits about 0.40km 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-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 2 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: LANGE 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. 2 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 LANGE 28?
What is the rental yield for LANGE 28?
Is LANGE 28 freehold or leasehold?
How far is the nearest MRT from LANGE 28?
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How does LANGE 28 compare to other projects in the district?
What stamp duty applies for a foreign buyer of LANGE 28?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions 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 LANGE 28
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.