Sanctuary Green occupies one of the most coveted ribbons of waterfront land in Singapore’s District 15 — the tranquil Tanjong Rhu corridor that locals have long regarded as an enclave apart from the urban churn of the central business district yet close enough to matter. Completed in 2004 by GuocoLand (then operating under the First Capital banner), the development comprises 522 units spread across six low-rise residential blocks set within generously landscaped grounds that run down toward the Kallang River estuary. At a time when many 99-year leasehold condominiums in the Rest of Central Region were being squeezed onto ever-tighter sites, Sanctuary Green stood out for the sheer breathing space it delivered: wide sky, a full suite of recreational facilities, and unit sizes that remain competitive even by today’s inflated floor-plate standards. With the Thomson–East Coast Line’s Tanjong Rhu MRT station having opened in June 2024 — a mere two-minute walk from the development’s main entrance — the estate has entered a new chapter that changes the investment calculus meaningfully for buyers still weighing its case in 2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Tanjong Rhu micromarket sits at the northern tip of Marine Parade planning area, where a sliver of reclaimed land separates the Kallang Basin from the open sea. The address has always commanded a premium over comparable leasehold stock further inland, partly because of its riverside parks and cycling paths and partly because neighbouring developments — Pebble Bay, Casuarina Cove, Costa Rhu, Waterplace — formed a critical mass of quality housing that created self-reinforcing desirability. Historically, however, the area suffered from connectivity that lagged its prestige: the nearest MRT was Stadium station on the Circle Line (CCL), a ten-minute bus ride away, and driving to Marina Bay or Raffles Place during peak hours could stretch a simple two-kilometre journey to twenty minutes. That structural handicap evaporated on 23 June 2024 when LTA opened TEL Stage 4, bringing Tanjong Rhu MRT station online at the junction of Tanjong Rhu Road and Tanjong Rhu Place. The TEL connects directly to Orchard (Stevens interchange, Downtown Line) and to Marina Bay (CCL/North-South Line interchange) without a single bus transfer, cutting average door-to-office commutes to under 20 minutes for CBD workers. From a market-pricing perspective, the MRT opening triggered a visible re-rating: URA caveats show the development’s average transacted PSF rose from roughly S$1,500 in early 2023 to S$1,681 in the six months to May 2026, with the highest recorded deal hitting S$1,916 PSF in September 2024 — the month after buzz around the TEL opening fully materialised in buyer sentiment. For context, the broader District 15 leasehold median for projects of similar vintage hovered around S$1,450–S$1,550 PSF over the same window, suggesting Sanctuary Green commands a meaningful location premium. Current asking prices on the market range from S$1.45 million for smaller two-bedroom units to S$3.68 million for large four-bedroom penthouses, with the bulk of trade concentrated between S$1.6 million and S$2.5 million for typical three-bedroom configurations. Rental demand from sports and lifestyle professionals — drawn to proximity to the Singapore Sports Hub and East Coast Park — keeps gross yields in the 3.0–3.4% range, anchored by an average rent of approximately S$4.63 PSF per month over the last six months.
We track 116 sales and 568 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANCTUARY GREEN dashboard.
- Average sale price: $1,887,284 across 116 transactions
- Estimated gross rental yield: 3.1%
- District 15 PSF ranking: Above average (top 49%)
- 99 yrs lease commencing from 1997 · RCR · D15 · 522 units
About SANCTUARY GREEN
SANCTUARY GREEN is a 99 yrs lease commencing from 1997 condominium, located at TANJONG RHU ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by FIRST CAPITAL (GUCCO LAND), comprising 522 residential units, completed in 2004.
With approximately 70 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 SANCTUARY GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 35 | $1,617 psf | $1,317,314 |
| 3 BR | 31 | $1,505 psf | $1,725,161 |
| 4 BR | 45 | $1,505 psf | $2,264,627 |
| 5+ BR | 5 | $1,291 psf | $3,486,160 |
Sales Market Overview
SANCTUARY GREEN has recorded 116 sale transactions with an average transaction price of $1,887,284, ranging from $1,060,000 to $4,330,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 24 | $1,313 psf | $1,491,625 | — |
| 2022 | 27 | $1,465 psf | $1,669,037 | ↑ 11.6% |
| 2023 | 11 | $1,618 psf | $1,708,293 | ↑ 10.4% |
| 2024 | 23 | $1,634 psf | $2,064,813 | ↑ 1.0% |
| 2025 | 23 | $1,661 psf | $2,279,308 | ↑ 1.6% |
| 2026 | 8 | $1,593 psf | $2,419,500 | ↓ 4.1% |
SANCTUARY GREEN ranks in the top 49% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, SANCTUARY GREEN trades 25.3% below the segment benchmark.
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Rental Market Overview
SANCTUARY GREEN has recorded 568 rental transactions with monthly rents averaging $4,882/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 177 | $3,742/mo | $2,500/mo | $6,000/mo |
| 3 BR | 338 | $5,156/mo | $3,200/mo | $7,700/mo |
| 4 BR | 53 | $6,940/mo | $4,200/mo | $13,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 119 | $3,687/mo |
| 2022 | 126 | $4,655/mo |
| 2023 | 95 | $5,452/mo |
| 2024 | 102 | $5,250/mo |
| 2025 | 102 | $5,463/mo |
| 2026 | 24 | $5,698/mo |
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Investment Analysis
Based on average rents and sale prices, SANCTUARY GREEN delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows SANCTUARY GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANCTUARY GREEN
- Tanjong Rhu MRT
- Nicoll Highway MRT
- Stadium MRT
- Promenade MRT
- Promenade MRT
- St. Andrew'
- St. Andrew'
- St. Andrew'
Nearby MRT Stations
SANCTUARY GREEN is 400m from Tanjong Rhu MRT (Thomson-East Coast Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tanjong Rhu | TE23 | Thomson-East Coast Line | 400m |
| Nicoll Highway | CC5 | Circle Line | 880m |
| Stadium | CC6 | Circle Line | 900m |
| Promenade | CC4 | Circle Line | 1.2 km |
| Promenade | DT15 | Downtown Line | 1.2 km |
Nearby Schools
There are 4 schools within 2 km of SANCTUARY GREEN.
| School | Type | Distance |
|---|---|---|
| St. Andrew's Junior School | Primary | 1.7 km |
| St. Andrew's Secondary School | Secondary | 1.7 km |
| St. Andrew's Junior College | Jc | 1.7 km |
| One World International School (Mountbatten) | International | 2.0 km |
The single most transformative positive for Sanctuary Green in 2026 is the TEL Tanjong Rhu MRT station, and it is worth dwelling on what that actually means operationally. The TEL is Singapore’s newest fully underground trunk line, running from Woodlands North in the north all the way to Bedok South (Stage 5, due 2H 2026) in the east. For Sanctuary Green residents, a single-seat ride now reaches Stevens (four stops) for a Downtown Line interchange to Botanic Gardens, Buona Vista, and one-north; Marina Bay (six stops) for the financial district, Gardens by the Bay, and casino precinct; and Outram Park (eight stops) for the East-West and North-East Lines. The no-transfer ride to Orchard Road takes roughly 14 minutes end to end. This connectivity, which was simply unavailable before mid-2024, represents a structural value uplift rather than a cyclical one: once an MRT station exists, it does not disappear in a downturn. Stadium station on the CCL remains within comfortable walking distance as a secondary option, giving residents genuine two-line redundancy — a luxury that most District 15 condominiums cannot claim.
Beyond connectivity, Sanctuary Green’s physical attributes hold up well against newer competition. The 522-unit scale across six blocks creates a community feel without the anonymity of a mega-development, while the facilities — lap pool, fun pool with water features, Jacuzzi, gym, aerobics room, squash courts, tennis courts, function room, library lounge, and BBQ pavilions — reflect the more generous spec typical of early-2000s GuocoLand projects before land costs compressed amenity budgets. Unit layouts are notably regular in shape, with minimal corridor waste and, in many stacks, generous outdoor terrace or balcony space that buyers today actively seek but rarely find in post-2015 launches. The estate grounds front the Kallang River corridor, providing unobstructed water views from upper floors of several blocks and immediate access to the riverside park connector that links to East Coast Park and the Marina Barrage cycling network. This green and blue infrastructure is permanent: it cannot be built out by future development, making the outlook from Sanctuary Green a durable rather than speculative amenity.
The developer pedigree also matters for due diligence. GuocoLand (Singapore) is a SGX-listed developer with a long track record in quality residential projects including Wallich Residence, Martin Modern, and Midtown Modern. Build quality at Sanctuary Green has aged well — resident reviews consistently describe solid construction and well-maintained common areas — and the management corporation strata title (MCST) has sustained a professional maintenance regime that shows in the condition of external façades and landscaping nearly two decades post-TOP. For buyers concerned about asset preservation, a well-maintained leasehold estate with active MCST governance reduces the risk of accelerating physical depreciation that plagues poorly run developments approaching mid-life.
The lease clock is the defining risk and the one that demands the clearest eyes. Sanctuary Green’s 99-year tenure commenced in 1997, which means that as of 2026 approximately 70 years of lease remain. That sounds comfortable in absolute terms, but Singapore’s property market prices leasehold assets on a non-linear decay curve: the segment from 70 to 60 years remaining is where CPF usage restrictions begin to tighten, bank loan-to-value ratios start compressing, and buyer pools narrow, because HDB upgraders and first-time buyers relying on maximum CPF and mortgage leverage find it progressively harder to finance the purchase. Specifically, CPF rules require that the remaining lease must cover the youngest buyer until age 95; for a buyer aged 35 in 2026, that means the lease must run to 2086, which corresponds to 60 years remaining from 1997 — Sanctuary Green clears that bar today but with narrowing margin. Buyers in their 40s purchasing now will find CPF usage further restricted if they sell in 10–15 years. Use the Lease Decay Calculator to model the precise CPF-eligible withdrawal amount for your age and intended holding period before committing.
A second risk is the absence of en-bloc potential in the near term. Sanctuary Green’s 522-unit scale means a collective sale requires alignment across a large and diverse owner base, and the estate’s riverfront location — while desirable for living — does not translate to unusually high land value per square foot in an en-bloc context, because the development is not situated on a plot that would command a dramatic redevelopment premium over today’s resale values. Buyers banking on an en-bloc windfall to offset lease depreciation should temper expectations; any collective sale would realistically materialise only once the lease has fallen below 65 years, at which point the en-bloc exit price itself may not fully compensate for the discount applied by the buyer pool. The more realistic holding strategy is a 5–10 year horizon leveraging the TEL-driven re-rating, not a long-run en-bloc play.
Finally, supply within the immediate Tanjong Rhu corridor is finite but not zero. New launches along the broader Marine Parade and Katong stretch — benefiting from the same TEL Stage 4 stations — will compete for the same rental and resale buyer pool, and newer freehold or fresh-leasehold projects will always price above a 70-year tenure asset in direct comparison. Sanctuary Green’s relative value proposition depends on buyers explicitly choosing location and space over lease length — a trade-off that not every buyer segment is willing to make.
[
{
"persona": "CBD professional seeking short commute and waterfront lifestyle",
"fit_color": "green",
"reason": "TEL Tanjong Rhu gives a direct single-seat ride to Marina Bay and Stevens interchange in under 20 minutes. Riverside park, cycling paths, and Sports Hub proximity deliver the lifestyle premium without the Orchard Road price tag."
},
{
"persona": "Expat family on a 3–5 year assignment",
"fit_color": "green",
"reason": "Large unit sizes, full-facility estate, and proximity to international schools in the East make Sanctuary Green a practical long-term rental base. Rental yields of 3.0–3.4% and strong tenant demand from the sports and finance communities keep void periods low."
},
{
"persona": "HDB upgrader with maximum CPF and mortgage leverage",
"fit_color": "yellow",
"reason": "Approximately 70 years of lease remaining means CPF usage is permitted but narrowing. Buyers in their early 40s or older should model CPF withdrawal limits carefully using the <a href=\"/calculator/lease-decay\" class=\"pipeline-link\">Lease Decay Calculator</a> before committing, as a future resale buyer pool will face tighter financing."
},
{
"persona": "Long-hold investor targeting en-bloc upside",
"fit_color": "red",
"reason": "The 522-unit scale and riverfront location do not create the classic en-bloc scarcity premium. A collective sale at land-value pricing above market is unlikely within a 10-year horizon. Lease decay will increasingly cap resale price growth beyond that window."
},
{
"persona": "Medium-term investor targeting TEL re-rating (5–7 year hold)",
"fit_color": "green",
"reason": "The TEL re-rating story has only partially played out: Stage 5 completion (2H 2026) will extend the line's catchment and further validate Tanjong Rhu as a mass-transit node. A 5–7 year hold captures residual uplift before lease-decay headwinds become material. Run total-return scenarios in the <a href=\"/calculator/roi\" class=\"pipeline-link\">ROI Calculator</a>."
},
{
"persona": "Owner-occupier prioritising space and community atmosphere",
"fit_color": "green",
"reason": "Sanctuary Green's regular unit layouts, generous outdoor terraces, full facilities, and six-block village feel make it one of the better-value live-in propositions in RCR at current PSF. The green and blue corridor is permanent; comparable space in newer projects costs 30–40% more per square foot."
}
]
Sanctuary Green occupies a genuinely unusual position in Singapore’s residential landscape: a mid-2000s leasehold estate that has been structurally re-rated by infrastructure rather than merely riding a cyclical market wave. The arrival of TEL Tanjong Rhu MRT in June 2024 did what twenty years of desirability alone could not — it eliminated the estate’s last substantive shortcoming and placed it squarely on the transit map that Singapore’s working population navigates daily. The PSF response, climbing from S$1,500 to above S$1,680 on average and reaching S$1,916 at the top, reflects genuine re-pricing rather than speculation. For buyers who can absorb the lease-tenure trade-off consciously and hold for a medium rather than ultra-long horizon, the combination of a proven riverside location, spacious units, strong rental demand, and two-line MRT access creates a compelling total-return case. The caveats are real — CPF restrictions tightening as the lease decays below 70 years, limited en-bloc optionality, and competition from newer TEL-adjacent launches — but none of them undermine the core thesis for an owner-occupier or a 5–7 year investor. At current asking prices, Sanctuary Green is neither cheap nor expensive relative to its peer group; it is fairly priced for what it genuinely delivers, which is rarer than it sounds in District 15’s competitive waterfront market.
FAQ
What is the average price for SANCTUARY GREEN?
What is the rental yield for SANCTUARY GREEN?
Is SANCTUARY GREEN freehold or leasehold?
How far is Sanctuary Green from the TEL Tanjong Rhu MRT station?
Tanjong Rhu MRT station (TEL Stage 4, opened June 2024) is approximately a two-minute walk from Sanctuary Green’s main entrance on Tanjong Rhu Road. The station sits at the junction of Tanjong Rhu Road and Tanjong Rhu Place, directly in front of the development’s block cluster. Stadium MRT (Circle Line) is also within walking distance — roughly 8–10 minutes — providing a second line of transit redundancy.
How many years of lease remain, and does that affect CPF usage?
The lease commenced in 1997, leaving approximately 70 years as of 2026. CPF rules require that the remaining lease cover the youngest buyer to age 95. A 35-year-old buyer in 2026 needs the lease to run to 2086, which requires 60 years from 1997 — Sanctuary Green clears this bar. However, for buyers in their mid-40s or older, CPF usage will be partially restricted, and the eligible withdrawal amount decreases as the lease falls further. Use the Lease Decay Calculator to compute your specific CPF-eligible amount before making an offer.
Is there an en-bloc possibility for Sanctuary Green?
En-bloc prospects are limited in the near-to-medium term. With 522 units across six blocks, achieving the required 80% consent threshold requires extensive owner alignment — statistically harder than in smaller developments. The riverfront location, while premium for living, does not generate the kind of dramatic land-value uplift that typically motivates collective sales. Any realistic en-bloc scenario would likely emerge only once the lease falls below 65 years, at which point the development would need to demonstrate to developers that the land premium justifies the premium bid required. Buyers should not underwrite an en-bloc scenario in their financial model.
What financing considerations should buyers be aware of?
With approximately 70 years of lease remaining, standard bank financing is available at normal loan-to-value ratios (up to 75% for a first property). However, as the lease continues to decay, LTV compression will begin affecting future buyers — typically once remaining tenure falls below 30 years for the loan period. Buyers should stress-test their exit assumptions using the Mortgage Calculator and Total Cost Calculator to model holding costs and break-even horizons across different PSF exit scenarios.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 116 transactions analysed
- Rental data: 568 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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