THE ARECA is a 73-year balance leasehold development along BUNGA RAMPAI PLACE in District 19 (Hougang / Punggol / Serangoon), part of the RCR segment of Singapore's private residential market. The project comprises 21 units and is TOP 2003.
This profile draws on 10 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 23 years from TOP, THE ARECA 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 19 (Hougang / Punggol / Serangoon), the immediate context for THE ARECA 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 10 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE ARECA dashboard.
- Average sale price: $2,362,666 across 10 transactions
- Estimated gross rental yield: 2.6%
- District 19 PSF ranking: Value tier (top 89%)
- 99 yrs lease commencing from 2000 · RCR · D19 · 21 units
About THE ARECA
THE ARECA is a 99 yrs lease commencing from 2000 condominium, located at BUNGA RAMPAI PLACE in District 19 (Punggol, Hougang, Serangoon Gardens) (Rest of Central Region), developed by TACWEALTH DEVELOPMENT PTE LTD, comprising 21 residential units, completed in 2003.
With approximately 73 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
THE ARECA has recorded 10 sale transactions with an average transaction price of $2,362,666, ranging from $1,868,888 to $2,570,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $805 psf | $1,953,888 | — |
| 2023 | 1 | $867 psf | $2,128,888 | ↑ 7.8% |
| 2024 | 3 | $1,013 psf | $2,503,333 | ↑ 16.8% |
| 2025 | 3 | $1,014 psf | $2,513,333 | ↑ 0.1% |
| 2026 | 1 | $1,008 psf | $2,539,999 | ↓ 0.5% |
THE ARECA ranks in the top 89% of condos in District 19 by average PSF.
Compared to the RCR average of $2,049 psf, THE ARECA trades 53.3% below the segment benchmark.
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Rental Market Overview
THE ARECA has recorded 2 rental transactions with monthly rents averaging $5,150/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $5,150/mo | $4,800/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $4,800/mo |
| 2023 | 1 | $5,500/mo |
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Investment Analysis
Based on average rents and sale prices, THE ARECA delivers an estimated gross rental yield of 2.6%. 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 | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows THE ARECA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE ARECA
- Tai Seng MRT
- Bartley MRT
- Mattar MRT
- MacPherson MRT
- MacPherson MRT
- Red Swastika School
- Bartley Secondary School
- Paya Lebar Methodist Girls'
Nearby MRT Stations
THE ARECA is 480m from Tai Seng MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tai Seng | CC11 | Circle Line | 480m |
| Bartley | CC12 | Circle Line | 650m |
| Mattar | DT25 | Downtown Line | 1.3 km |
| MacPherson | CC10 | Circle Line | 1.5 km |
| MacPherson | DT26 | Downtown Line | 1.5 km |
Nearby Schools
There are 7 schools within 2 km of THE ARECA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Red Swastika School | Primary | 540m |
| Bartley Secondary School | Secondary | 880m |
| Paya Lebar Methodist Girls' School | Secondary | 1.2 km |
| Macpherson Primary School | Primary | 1.4 km |
| Zhonghua Secondary School | Secondary | 1.8 km |
| Zhonghua Primary School | Primary | 1.8 km |
| Montfort Junior School | Primary | 2.0 km |
Adequate lease horizon. Around 73 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.
Genuine walk-to-MRT access. Tai Seng sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 21 units, THE ARECA 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. Red Swastika School sits about 0.54km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 73 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 10 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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: THE ARECA benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 10 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 THE ARECA?
What is the rental yield for THE ARECA?
Is THE ARECA 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: 10 transactions analysed
- Rental data: 2 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 THE ARECA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% new sale, 2% 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 19 reads 137.0 as of June 2026 — up 2.0% 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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HDB Alternatives Nearby
Weighing THE ARECA against staying public? These HDB towns sit within walking or short-drive distance: