SARACA VILLAS is a 70-year balance leasehold development along SARACA TERRACE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 55 units and is TOP 2002.
This profile draws on 14 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 24 years from TOP, SARACA VILLAS 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 28 (Seletar / Yio Chu Kang), the immediate context for SARACA VILLAS 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 14 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SARACA VILLAS dashboard.
- Average sale price: $2,485,206 across 14 transactions
- District 28 PSF ranking: Value tier (top 85%)
- 99 yrs lease commencing from 1997 · OCR · D28 · 55 units
About SARACA VILLAS
SARACA VILLAS is a 99 yrs lease commencing from 1997 condominium, located at SARACA TERRACE in District 28 (Seletar) (Outside Central Region), developed by KECK SENG PROPERTIES PTE LTD, comprising 55 residential units, completed in 2002.
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 SARACA VILLAS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $1,293 psf | $2,450,000 |
| 5+ BR | 13 | $1,003 psf | $2,487,914 |
Sales Market Overview
SARACA VILLAS has recorded 14 sale transactions with an average transaction price of $2,485,206, ranging from $1,788,000 to $3,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $887 psf | $2,198,667 | — |
| 2022 | 2 | $1,150 psf | $2,190,000 | ↑ 29.7% |
| 2024 | 5 | $1,135 psf | $2,864,178 | ↓ 1.3% |
| 2025 | 1 | $1,028 psf | $2,900,000 | ↓ 9.5% |
SARACA VILLAS ranks in the top 85% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, SARACA VILLAS trades 34% below the segment benchmark.
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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 VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SARACA VILLAS
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
- Chong Boon Secondary School
Nearby Schools
There are 5 schools within 2 km of SARACA VILLAS.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Institute of Technical Education (College Central) | Tertiary | 1.4 km |
| Chong Boon Secondary School | Secondary | 1.9 km |
| Teck Ghee Primary School | Primary | 2.0 km |
| Anderson Serangoon Junior College | Jc | 2.0 km |
Adequate lease horizon. Around 70 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.
Boutique character. With 55 units, SARACA VILLAS 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. Nanyang Polytechnic sits about 1.16km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 14 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": "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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SARACA VILLAS 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. 14 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 VILLAS?
What is the rental yield for SARACA VILLAS?
Is SARACA VILLAS freehold or leasehold?
How accessible is public transport from SARACA VILLAS?
What is the tenure of SARACA VILLAS?
How does SARACA VILLAS compare to other projects in the district?
What stamp duty applies for a foreign buyer of SARACA VILLAS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions 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 VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.