SANCTUARY @ 813 is a freehold development along UPPER SERANGOON ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 23 units and is TOP 2011.
This profile draws on 4 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 15 years from TOP, SANCTUARY @ 813 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 SANCTUARY @ 813 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 4 sales and 43 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANCTUARY @ 813 dashboard.
- Average sale price: $1,133,750 across 4 transactions
- Estimated gross rental yield: 3.3%
- District 19 PSF ranking: Above average (top 50%)
- Freehold tenure · OCR · D19 · 23 units
About SANCTUARY @ 813
SANCTUARY @ 813 is a freehold condominium, located at UPPER SERANGOON ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SUNHUAN CONSTRUCTION PTE LTD, comprising 23 residential units, completed in 2011.
As a freehold property, SANCTUARY @ 813 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SANCTUARY @ 813:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,327 psf | $700,000 |
| 2 BR | 2 | $1,420 psf | $1,247,500 |
| 3 BR | 1 | $1,310 psf | $1,340,000 |
Sales Market Overview
SANCTUARY @ 813 has recorded 4 sale transactions with an average transaction price of $1,133,750, ranging from $700,000 to $1,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,330 psf | $1,145,000 | — |
| 2022 | 2 | $1,319 psf | $1,020,000 | ↓ 0.8% |
| 2026 | 1 | $1,511 psf | $1,350,000 | ↑ 14.6% |
SANCTUARY @ 813 ranks in the top 50% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, SANCTUARY @ 813 trades 11.6% below the segment benchmark.
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Rental Market Overview
SANCTUARY @ 813 has recorded 43 rental transactions with monthly rents averaging $3,132/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 9 | $2,239/mo | $1,550/mo | $2,850/mo |
| 2 BR | 34 | $3,368/mo | $2,350/mo | $4,272/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $2,414/mo |
| 2022 | 8 | $2,810/mo |
| 2023 | 9 | $3,617/mo |
| 2024 | 7 | $3,575/mo |
| 2025 | 7 | $3,479/mo |
| 2026 | 1 | $3,700/mo |
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Investment Analysis
Based on average rents and sale prices, SANCTUARY @ 813 delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
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 SANCTUARY @ 813 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANCTUARY @ 813
- Kovan MRT
- Serangoon MRT
- Serangoon MRT
- Zhonghua Primary School
- Zhonghua Secondary School
- Montfort Junior School
Nearby MRT Stations
SANCTUARY @ 813 is 570m from Kovan MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of SANCTUARY @ 813, including 12 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Primary School | Primary | 340m |
| Zhonghua Secondary School | Secondary | 350m |
| Montfort Junior School | Primary | 550m |
| Xinmin Secondary School | Secondary | 560m |
| Montfort Secondary School | Secondary | 570m |
| Cedar Primary School | Primary | 620m |
| Cedar Girls' Secondary School | Secondary | 620m |
| Xinmin Primary School | Primary | 670m |
| St. Gabriel's Primary School | Primary | 820m |
| Holy Innocents' High School | Secondary | 830m |
| Serangoon Secondary School | Secondary | 900m |
| Holy Innocents' Primary School | Primary | 920m |
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. Kovan is about 0.57km — 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 23 units, SANCTUARY @ 813 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 Primary School sits about 0.34km 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 4 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": "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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SANCTUARY @ 813 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. 4 transactions in URA REALIS 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
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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: 4 transactions analysed
- Rental data: 43 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 SANCTUARY @ 813
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.