SARINA TERRACE is a freehold development along LORONG SARINA in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
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.
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 14 (Geylang / Eunos), the immediate context for SARINA TERRACE 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 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SARINA TERRACE dashboard.
- Average sale price: $3,556,250 across 4 transactions
- District 14 PSF ranking: Premium tier (top 5%)
- Freehold tenure · OCR · D14
About SARINA TERRACE
SARINA TERRACE is a freehold condominium, located at LORONG SARINA in District 14 (Geylang, Eunos) (Outside Central Region).
As a freehold property, SARINA TERRACE does not face lease decay concerns.
Sales Market Overview
SARINA TERRACE has recorded 4 sale transactions with an average transaction price of $3,556,250, ranging from $2,820,000 to $3,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,898 psf | $3,385,000 | — |
| 2023 | 1 | $2,055 psf | $3,720,000 | ↑ 8.2% |
| 2025 | 1 | $2,064 psf | $3,735,000 | ↑ 0.5% |
SARINA TERRACE ranks in the top 5% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, SARINA TERRACE trades 27.7% above the segment benchmark.
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Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
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.
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 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": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"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: SARINA TERRACE 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. 4 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 SARINA TERRACE?
What is the rental yield for SARINA TERRACE?
Is SARINA TERRACE freehold or leasehold?
How accessible is public transport from SARINA TERRACE?
What is the tenure of SARINA TERRACE?
How does SARINA TERRACE compare to other projects in the district?
What stamp duty applies for a foreign buyer of SARINA TERRACE?
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
- 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 SARINA TERRACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.