SARACA GARDENS is a freehold development along SARACA DRIVE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 137 units and is TOP 1993.
This profile draws on 16 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 SARACA GARDENS 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 16 sales and 25 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SARACA GARDENS dashboard.
- Average sale price: $4,686,062 across 16 transactions
- Estimated gross rental yield: 1.3%
- District 28 PSF ranking: Above average (top 44%)
- Freehold tenure · OCR · D28 · 137 units
About SARACA GARDENS
SARACA GARDENS is a freehold condominium, located at SARACA DRIVE in District 28 (Seletar) (Outside Central Region), developed by SINGAPORE UNITED ESTATES PTE LTD (BUKIT SEMBAWANG ESTATES LTD), comprising 137 residential units, completed in 1993.
As a freehold property, SARACA GARDENS does not face lease decay concerns.
Sales Market Overview
SARACA GARDENS has recorded 16 sale transactions with an average transaction price of $4,686,062, ranging from $2,908,989 to $6,980,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,126 psf | $4,284,747 | — |
| 2022 | 3 | $1,440 psf | $4,683,333 | ↑ 27.9% |
| 2024 | 1 | $1,154 psf | $4,950,000 | ↓ 19.9% |
| 2025 | 7 | $1,546 psf | $4,716,857 | ↑ 34.0% |
| 2026 | 1 | $1,321 psf | $5,820,000 | ↓ 14.5% |
SARACA GARDENS ranks in the top 44% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, SARACA GARDENS trades 10.8% below the segment benchmark.
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Rental Market Overview
SARACA GARDENS has recorded 25 rental transactions with monthly rents averaging $4,952/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 25 | $4,952/mo | $2,200/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,871/mo |
| 2022 | 2 | $4,750/mo |
| 2023 | 6 | $5,217/mo |
| 2024 | 3 | $5,633/mo |
| 2025 | 5 | $5,860/mo |
| 2026 | 2 | $4,850/mo |
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Investment Analysis
Based on average rents and sale prices, SARACA GARDENS delivers an estimated gross rental yield of 1.3%. 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 SARACA GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SARACA GARDENS
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
Nearby Schools
There are 2 schools within 2 km of SARACA GARDENS.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.6 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.
School-belt proximity. Nanyang Polytechnic sits about 1.27km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
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 16 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: SARACA GARDENS 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. 16 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 SARACA GARDENS?
What is the rental yield for SARACA GARDENS?
Is SARACA GARDENS freehold or leasehold?
How accessible is public transport from SARACA GARDENS?
What is the tenure of SARACA GARDENS?
How does SARACA GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of SARACA GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 16 transactions analysed
- Rental data: 25 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 SARACA GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.