THE SUNSHINE is a freehold development along SUNSHINE TERRACE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 45 units and is TOP 2003.
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 23 years from TOP, THE SUNSHINE 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 SUNSHINE 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 52 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SUNSHINE dashboard.
- Average sale price: $1,690,556 across 9 transactions
- Estimated gross rental yield: 2.9%
- District 19 PSF ranking: Mid-range (top 60%)
- Freehold tenure · OCR · D19 · 45 units
About THE SUNSHINE
THE SUNSHINE is a freehold condominium, located at SUNSHINE TERRACE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), comprising 45 residential units, completed in 2003.
As a freehold property, THE SUNSHINE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SUNSHINE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $1,305 psf | $1,616,875 |
| 5+ BR | 1 | $1,121 psf | $2,280,000 |
Sales Market Overview
THE SUNSHINE has recorded 9 sale transactions with an average transaction price of $1,690,556, ranging from $1,350,000 to $2,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,163 psf | $1,443,333 | — |
| 2022 | 2 | $1,256 psf | $1,555,000 | ↑ 8.1% |
| 2023 | 3 | $1,324 psf | $1,941,667 | ↑ 5.4% |
| 2025 | 1 | $1,589 psf | $1,950,000 | ↑ 20.0% |
THE SUNSHINE ranks in the top 60% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, THE SUNSHINE trades 17.1% below the segment benchmark.
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Rental Market Overview
THE SUNSHINE has recorded 52 rental transactions with monthly rents averaging $4,011/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 3 | $3,533/mo | $3,200/mo | $3,900/mo |
| 3 BR | 49 | $4,040/mo | $2,400/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $3,100/mo |
| 2022 | 11 | $3,809/mo |
| 2023 | 11 | $4,141/mo |
| 2024 | 8 | $4,325/mo |
| 2025 | 10 | $4,590/mo |
| 2026 | 3 | $4,233/mo |
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Investment Analysis
Based on average rents and sale prices, THE SUNSHINE delivers an estimated gross rental yield of 2.9%. 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 | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows THE SUNSHINE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SUNSHINE
- Serangoon MRT
- Serangoon MRT
- Woodleigh MRT
- Bartley MRT
- Lorong Chuan MRT
- Bartley Secondary School
- Cedar Girls'
- Cedar Primary School
Nearby MRT Stations
THE SUNSHINE is 390m from Serangoon MRT (North-East Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Serangoon | NE12 | North-East Line | 390m |
| Serangoon | CC13 | Circle Line | 390m |
| Woodleigh | NE11 | North-East Line | 820m |
| Bartley | CC12 | Circle Line | 990m |
| Lorong Chuan | CC14 | Circle Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of THE SUNSHINE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 770m |
| Cedar Girls' Secondary School | Secondary | 1.1 km |
| Cedar Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.4 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Zhonghua Secondary School | Secondary | 1.5 km |
| Zhonghua Primary School | Primary | 1.5 km |
| Stamford Primary School | Primary | 1.6 km |
| Assumption Pathway School | Secondary | 1.6 km |
| Maris Stella High School (Primary) | Primary | 1.9 km |
| Montfort Junior School | Primary | 1.9 km |
| Maris Stella High School | Secondary | 1.9 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.
Genuine walk-to-MRT access. Serangoon sits about 0.39km 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 45 units, THE SUNSHINE 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. Bartley Secondary School sits about 0.77km 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 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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE SUNSHINE 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. 9 transactions in URA REALIS 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 THE SUNSHINE?
What is the rental yield for THE SUNSHINE?
Is THE SUNSHINE freehold or leasehold?
How far is the nearest MRT from THE SUNSHINE?
What is the tenure of THE SUNSHINE?
How does THE SUNSHINE compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SUNSHINE?
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: 52 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 SUNSHINE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.