LILAC PARK is a freehold development along LILAC DRIVE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 93 units and is TOP 1990.
This profile draws on 13 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 28 (Seletar / Yio Chu Kang), the immediate context for LILAC PARK 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 13 sales and 14 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LILAC PARK dashboard.
- Average sale price: $3,824,369 across 13 transactions
- Estimated gross rental yield: 1.7%
- District 28 PSF ranking: Above average (top 46%)
- Freehold tenure · OCR · D28 · 93 units
About LILAC PARK
LILAC PARK is a freehold condominium, located at LILAC DRIVE in District 28 (Seletar) (Outside Central Region), developed by SINGAPORE UNITED ESTATES PTE LTD (BUKIT SEMBAWANG ESTATES LTD), comprising 93 residential units, completed in 1990.
As a freehold property, LILAC PARK does not face lease decay concerns.
Sales Market Overview
LILAC PARK has recorded 13 sale transactions with an average transaction price of $3,824,369, ranging from $1,500,000 to $5,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,144 psf | $3,091,760 | — |
| 2022 | 4 | $1,341 psf | $4,030,000 | ↑ 17.2% |
| 2023 | 1 | $2,419 psf | $5,100,000 | ↑ 80.4% |
| 2024 | 2 | $1,563 psf | $3,994,000 | ↓ 35.4% |
| 2026 | 1 | $1,243 psf | $5,050,000 | ↓ 20.4% |
LILAC PARK ranks in the top 46% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, LILAC PARK trades 11.3% below the segment benchmark.
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Rental Market Overview
LILAC PARK has recorded 14 rental transactions with monthly rents averaging $5,325/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 14 | $5,325/mo | $4,000/mo | $6,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $4,800/mo |
| 2022 | 1 | $4,600/mo |
| 2023 | 4 | $5,875/mo |
| 2024 | 3 | $5,417/mo |
| 2025 | 3 | $5,400/mo |
| 2026 | 1 | $4,400/mo |
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Investment Analysis
Based on average rents and sale prices, LILAC PARK delivers an estimated gross rental yield of 1.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows LILAC PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LILAC PARK
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
- Teck Ghee Primary School
Nearby Schools
There are 8 schools within 2 km of LILAC PARK.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.4 km |
| Teck Ghee Primary School | Primary | 1.7 km |
| Anderson Serangoon Junior College | Jc | 1.8 km |
| Deyi Secondary School | Secondary | 1.8 km |
| Chong Boon Secondary School | Secondary | 1.9 km |
| Serangoon Garden Secondary School | Secondary | 2.0 km |
| Bowen Secondary School | Secondary | 2.0 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.
Boutique character. With 93 units, LILAC PARK 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 1.28km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 13 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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LILAC PARK 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. 13 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 LILAC PARK?
What is the rental yield for LILAC PARK?
Is LILAC PARK freehold or leasehold?
How accessible is public transport from LILAC PARK?
What is the tenure of LILAC PARK?
How does LILAC PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of LILAC PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 14 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 LILAC PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.