ROSYTH RESIDENCE is a 80-year balance leasehold development along ROSYTH ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 2007.
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 19 years from TOP, ROSYTH RESIDENCE 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 ROSYTH RESIDENCE 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 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ROSYTH RESIDENCE dashboard.
- Average sale price: $1,935,000 across 2 transactions
- Estimated gross rental yield: 1.9%
- District 19 PSF ranking: Mid-range (top 54%)
- 999 yrs lease commencing from 1886 · OCR · D19 · 16 units
About ROSYTH RESIDENCE
ROSYTH RESIDENCE is a 999 yrs lease commencing from 1886 condominium, located at ROSYTH ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 16 residential units, completed in 2007.
With approximately 80 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 ROSYTH RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,408 psf | $1,440,000 |
| 5+ BR | 1 | $1,268 psf | $2,430,000 |
Sales Market Overview
ROSYTH RESIDENCE has recorded 2 sale transactions with an average transaction price of $1,935,000, ranging from $1,440,000 to $2,430,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 2 | $1,338 psf | $1,935,000 | — |
ROSYTH RESIDENCE ranks in the top 54% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, ROSYTH RESIDENCE trades 13.6% below the segment benchmark.
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Rental Market Overview
ROSYTH RESIDENCE has recorded 5 rental transactions with monthly rents averaging $3,120/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 2 | $3,150/mo | $2,800/mo | $3,500/mo |
| 3 BR | 3 | $3,100/mo | $2,500/mo | $3,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $2,500/mo |
| 2022 | 2 | $2,850/mo |
| 2023 | 1 | $3,500/mo |
| 2025 | 1 | $3,900/mo |
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Investment Analysis
Based on average rents and sale prices, ROSYTH RESIDENCE delivers an estimated gross rental yield of 1.9%. 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 ROSYTH RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ROSYTH RESIDENCE
- Kovan MRT
- Xinmin Secondary School
- Xinmin Primary School
- Yangzheng Primary School
Nearby MRT Stations
ROSYTH RESIDENCE is 740m from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 740m |
Nearby Schools
There are 21 schools within 2 km of ROSYTH RESIDENCE, including 13 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 240m |
| Xinmin Primary School | Primary | 350m |
| Yangzheng Primary School | Primary | 440m |
| Rosyth School | Primary | 690m |
| Holy Innocents' High School | Secondary | 720m |
| Holy Innocents' Primary School | Primary | 800m |
| Serangoon Secondary School | Secondary | 810m |
| Xinghua Primary School | Primary | 840m |
| Cedar Primary School | Primary | 890m |
| St. Gabriel's Primary School | Primary | 920m |
| Cedar Girls' Secondary School | Secondary | 950m |
| Montfort Secondary School | Secondary | 980m |
Adequate lease horizon. Around 80 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.
Walking-distance MRT. Kovan is about 0.74km — 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 16 units, ROSYTH RESIDENCE 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. Xinmin Secondary School sits about 0.24km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: ROSYTH RESIDENCE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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
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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: 2 transactions analysed
- Rental data: 5 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 ROSYTH RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.