THE SENSORIA is a freehold development along JALAN ULU SEMBAWANG in District 27 (Sembawang / Yishun), part of the OCR segment of Singapore's private residential market. The project comprises 73 units and is TOP 2007.
This profile draws on 9 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 19 years from TOP, THE SENSORIA 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 27 (Sembawang / Yishun), the immediate context for THE SENSORIA 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 9 sales and 37 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SENSORIA dashboard.
- Average sale price: $1,223,370 across 9 transactions
- Estimated gross rental yield: 3.4%
- District 27 PSF ranking: Mid-range (top 70%)
- Freehold tenure · OCR · D27 · 73 units
About THE SENSORIA
THE SENSORIA is a freehold condominium, located at JALAN ULU SEMBAWANG in District 27 (Sembawang, Yishun) (Outside Central Region), developed by FRASERS CENTREPOINT LTD, comprising 73 residential units, completed in 2007.
As a freehold property, THE SENSORIA does not face lease decay concerns.
Sales Market Overview
THE SENSORIA has recorded 9 sale transactions with an average transaction price of $1,223,370, ranging from $943,000 to $1,524,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $976 psf | $1,097,000 | — |
| 2022 | 1 | $1,013 psf | $1,090,000 | ↑ 3.7% |
| 2024 | 4 | $1,154 psf | $1,383,083 | ↑ 14.0% |
THE SENSORIA ranks in the top 70% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, THE SENSORIA trades 31.6% below the segment benchmark.
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Rental Market Overview
THE SENSORIA has recorded 37 rental transactions with monthly rents averaging $3,441/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 15 | $3,337/mo | $2,500/mo | $4,500/mo |
| 3 BR | 22 | $3,511/mo | $2,500/mo | $4,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $2,789/mo |
| 2022 | 6 | $3,583/mo |
| 2023 | 7 | $3,836/mo |
| 2024 | 4 | $3,688/mo |
| 2025 | 9 | $3,572/mo |
| 2026 | 2 | $3,475/mo |
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Investment Analysis
Based on average rents and sale prices, THE SENSORIA delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows THE SENSORIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SENSORIA
- Canberra MRT
- Sembawang MRT
- Yishun MRT
- Canberra Secondary School
- Canberra Primary School
- Sembawang Secondary School
Nearby MRT Stations
THE SENSORIA is 860m from Canberra MRT (North-South Line), with 3 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of THE SENSORIA, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canberra Secondary School | Secondary | 590m |
| Canberra Primary School | Primary | 620m |
| Sembawang Secondary School | Secondary | 1.2 km |
| Sembawang Primary School | Primary | 1.2 km |
| North View Primary School | Primary | 1.2 km |
| Orchid Park Secondary School | Secondary | 1.2 km |
| Qihua Primary School | Primary | 1.4 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.4 km |
| Ahmad Ibrahim Primary School | Primary | 1.4 km |
| Yishun Town Secondary School | Secondary | 1.7 km |
| XCL World Academy | International | 1.7 km |
| Chung Cheng High School (Yishun) | Secondary | 1.7 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.
Boutique character. With 73 units, THE SENSORIA 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. Canberra Secondary School sits about 0.59km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.86km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 9 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: THE SENSORIA 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. 9 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 THE SENSORIA?
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Is THE SENSORIA freehold or leasehold?
How far is the nearest MRT from THE SENSORIA?
What is the tenure of THE SENSORIA?
How does THE SENSORIA compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SENSORIA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 37 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 SENSORIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.