SUNCOTTAGES is a 88-year balance leasehold development along CASHEW CRESCENT in District 23 (Bukit Panjang / Choa Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 23 units and is TOP 2015.
This profile draws on 5 recorded transactions from URA 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 11 years from TOP, SUNCOTTAGES 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 23 (Bukit Panjang / Choa Chu Kang), the immediate context for SUNCOTTAGES 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 5 sales and 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUNCOTTAGES dashboard.
- Average sale price: $2,988,000 across 5 transactions
- Estimated gross rental yield: 2.9%
- District 23 PSF ranking: Value tier (top 87%)
- 999 yrs lease commencing from 1883 · OCR · D23 · 23 units
About SUNCOTTAGES
SUNCOTTAGES is a 999 yrs lease commencing from 1883 condominium, located at CASHEW CRESCENT in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by LUCKY REALTY COMPANY PTE LTD, comprising 23 residential units, completed in 2015.
With approximately 88 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
SUNCOTTAGES has recorded 5 sale transactions with an average transaction price of $2,988,000, ranging from $2,710,000 to $3,480,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $921 psf | $2,853,333 | — |
| 2022 | 1 | $1,024 psf | $2,900,000 | ↑ 11.2% |
| 2025 | 1 | $1,063 psf | $3,480,000 | ↑ 3.8% |
SUNCOTTAGES ranks in the top 87% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, SUNCOTTAGES trades 37.4% below the segment benchmark.
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Rental Market Overview
SUNCOTTAGES has recorded 16 rental transactions with monthly rents averaging $7,319/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 16 | $7,319/mo | $5,500/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $6,000/mo |
| 2022 | 4 | $6,625/mo |
| 2023 | 4 | $8,400/mo |
| 2024 | 1 | $7,500/mo |
| 2025 | 2 | $8,650/mo |
| 2026 | 1 | $8,200/mo |
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Investment Analysis
Based on average rents and sale prices, SUNCOTTAGES delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,385 psf | 555 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,732 psf | 532 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows SUNCOTTAGES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUNCOTTAGES
- Pending MRT
- Cashew MRT
- Petir MRT
- Bangkit MRT
- Bukit Panjang MRT
- Pei Hwa Presbyterian Primary School
- Bukit Panjang Government High School
- Fajar Secondary School
Nearby MRT Stations
SUNCOTTAGES is 510m from Pending MRT (Bukit Panjang LRT), with 11 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Pending | BP8 | Bukit Panjang LRT | 510m |
| Cashew | DT2 | Downtown Line | 590m |
| Petir | BP7 | Bukit Panjang LRT | 710m |
| Bangkit | BP9 | Bukit Panjang LRT | 980m |
| Bukit Panjang | DT1 | Downtown Line | 990m |
| Bukit Panjang | BP6 | Bukit Panjang LRT | 990m |
| Hillview | DT3 | Downtown Line | 1.1 km |
| Ten Mile Junction | BP14 | Bukit Panjang LRT | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of SUNCOTTAGES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 740m |
| Bukit Panjang Government High School | Secondary | 1.1 km |
| Fajar Secondary School | Secondary | 1.1 km |
| Springdale Primary School | Primary | 1.2 km |
| Bukit Panjang Primary School | Primary | 1.2 km |
| Xishan Primary School | Primary | 1.3 km |
| Greenridge Secondary School | Secondary | 1.4 km |
| Zhenghua Primary School | Primary | 1.7 km |
| West Spring Secondary School | Secondary | 1.7 km |
| West Spring Primary School | Primary | 1.8 km |
| Unity Primary School | Primary | 1.9 km |
Adequate lease horizon. Around 88 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.
Walking-distance MRT. Pending is about 0.51km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 23 units, SUNCOTTAGES 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. Pei Hwa Presbyterian Primary School sits about 0.74km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 5 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: SUNCOTTAGES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 5 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 SUNCOTTAGES?
What is the rental yield for SUNCOTTAGES?
Is SUNCOTTAGES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 5 transactions analysed
- Rental data: 16 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 SUNCOTTAGES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,234 condo transactions recorded in District 23 over the last 12 months, 75% resale, 23% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 23 reads 128.2 as of June 2026 — up 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 23 could add roughly 185 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Dairy Farm Walk | — | ~185 | Reserve | Available |
HDB Alternatives Nearby
Weighing SUNCOTTAGES against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Panjang — 4-room average $581,903 (240m away), an upgrader gap of about $2,400,000
- Choa Chu Kang — 4-room average $559,427 (1.4 km away), an upgrader gap of about $2,450,000
- Bukit Batok — 4-room average $626,224 (1.9 km away), an upgrader gap of about $2,350,000