SANFORD PARK is a freehold development along LANGE ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 32 units and is TOP 1991.
This profile draws on 7 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 19 (Hougang / Punggol / Serangoon), the immediate context for SANFORD 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 7 sales and 1 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANFORD PARK dashboard.
- Average sale price: $4,327,841 across 7 transactions
- Estimated gross rental yield: 1.8%
- District 19 PSF ranking: Premium tier (top 6%)
- Freehold tenure · OCR · D19 · 32 units
About SANFORD PARK
SANFORD PARK is a freehold condominium, located at LANGE ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by SHERWOOD DEVELOPMENT PTE LTD (KEPPEL LAND), comprising 32 residential units, completed in 1991.
As a freehold property, SANFORD PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SANFORD PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $2,403 psf | $4,031,222 |
| 5+ BR | 3 | $1,574 psf | $4,723,333 |
Sales Market Overview
SANFORD PARK has recorded 7 sale transactions with an average transaction price of $4,327,841, ranging from $3,768,000 to $5,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,657 psf | $4,020,000 | — |
| 2023 | 2 | $2,255 psf | $3,928,444 | ↑ 36.1% |
| 2024 | 2 | $1,843 psf | $4,390,000 | ↓ 18.3% |
| 2025 | 1 | $1,777 psf | $5,250,000 | ↓ 3.6% |
| 2026 | 1 | $2,705 psf | $4,388,000 | ↑ 52.2% |
SANFORD PARK ranks in the top 6% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, SANFORD PARK trades 32.2% above the segment benchmark.
Loading chart data...
Rental Market Overview
SANFORD PARK has recorded 1 rental transactions with monthly rents averaging $6,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $6,500/mo | $6,500/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $6,500/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, SANFORD PARK delivers an estimated gross rental yield of 1.8%. 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 SANFORD PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANFORD PARK
- Serangoon MRT
- Serangoon MRT
- Kovan MRT
- Cedar Primary School
- Cedar Girls'
- Serangoon Secondary School
Nearby MRT Stations
SANFORD PARK is 990m from Serangoon MRT (North-East Line), with 3 stations within 1.5 km.
Nearby Schools
There are 22 schools within 2 km of SANFORD PARK, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | Primary | 250m |
| Cedar Girls' Secondary School | Secondary | 320m |
| Serangoon Secondary School | Secondary | 370m |
| Xinmin Secondary School | Secondary | 720m |
| Yangzheng Primary School | Primary | 760m |
| Zhonghua Secondary School | Secondary | 780m |
| Zhonghua Primary School | Primary | 810m |
| Xinmin Primary School | Primary | 880m |
| Xinghua Primary School | Primary | 1.1 km |
| Montfort Junior School | Primary | 1.1 km |
| Montfort Secondary School | Secondary | 1.1 km |
| Holy Innocents' High School | Secondary | 1.2 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 32 units, SANFORD 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. Cedar Primary School sits about 0.25km 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 0.99km 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.
Thin transaction history. With only 7 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: SANFORD 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. 7 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 SANFORD PARK?
What is the rental yield for SANFORD PARK?
Is SANFORD PARK freehold or leasehold?
How far is the nearest MRT from SANFORD PARK?
What is the tenure of SANFORD PARK?
How does SANFORD PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of SANFORD PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 1 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 SANFORD PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.