POLLEN COLLECTION sits in District 28 (Seletar / Yio Chu Kang) and is positioned in the OCR segment of the Singapore private residential market. With 132 units on a undisclosed tenure title and an expected Temporary Occupation Permit (TOP) of TBD, the development is among the new-launch cohort buyers should evaluate against alternative new-builds and resale comparables in the surrounding area. Pricing for new launches typically commands a 10–25% PSF premium over comparable resale, reflecting new-build condition, developer warranty, modern unit layouts, and the staged-payment cash-flow advantage of Progressive Payment Schemes (PPS).
For buyers, the new-launch decision turns on (a) launch-tranche pricing relative to the project’s long-run trajectory, (b) the developer’s track record on construction quality and TOP timing, (c) the surrounding-area supply pipeline (will more launches dilute pricing?), and (d) the macro rate environment between OTP and TOP — SORA can move materially in that 3–4 year window. Cross-reference District 28 (Seletar / Yio Chu Kang) pricing and use the ShiokNest price heatmap for segment-level PSF context.
The Singapore new-launch market operates under cooling-measure architecture set in April 2023: foreign-buyer Additional Buyer’s Stamp Duty at 60%, Singapore Citizen second-property ABSD at 20%, and a 55% Total Debt Servicing Ratio (TDSR) ceiling per the MAS TDSR/MSR framework. Stamp duty for POLLEN COLLECTION is the dominant upfront cost variable: progressive Buyer’s Stamp Duty per the IRAS BSD rate table plus any applicable ABSD per the IRAS ABSD rate table. Use the BSD/ABSD stamp duty calculator to size your specific upfront cost.
Developer is Singapore United Estates Pte Ltd. The track record of the developer — on past project TOP timing, defect-rectification responsiveness during the Defects Liability Period (DLP), and resale appreciation history of completed projects — is one of the most under-weighted variables in new-launch decisions. Buyers should request a developer track record document and cross-reference past projects via URA REALIS transaction history.
The financing context: SORA-pegged floating-rate mortgages currently price near 4.00% all-in (3.25% 3M SORA + 0.75% bank spread). Under the PPS, buyers draw the mortgage progressively as construction milestones complete, paying interest only on disbursed amounts until TOP. CPF Ordinary Account usage applies per the CPF housing usage rules, subject to the Valuation Limit and Withdrawal Limit. The URA Master Plan 2019 provides forward zoning context for surrounding plots — relevant for understanding whether the area’s built-form will intensify or remain stable over your holding period.
- Project: POLLEN COLLECTION in District 28 (Outside Central Region)
- Developer: Singapore United Estates Pte Ltd
- Total units: 132
- Sales: 124 sold of 132 launched (93.9% absorption)
- Average median PSF: $2,227 psf
Project Overview
POLLEN COLLECTION is a private residential development in District 28 (Outside Central Region), developed by Singapore United Estates Pte Ltd. The project comprises 132 units.
Location Map
Project location with up to 5 of the nearest comparable condos in District 28.
- POLLEN COLLECTION
- POLLEN COLLECTION II
- POLLEN COLLECTION
- LILAC PARK
- MIMOSA VILLAS
- MIMOSA VALE
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Sales Performance
POLLEN COLLECTION has sold 124 out of 132 launched units, achieving an absorption rate of 93.9%.
| Period | Sold | Launched | Cumul. Sold | Cumul. Launched | Available |
|---|---|---|---|---|---|
| Feb 2023 | 2 | 0 | 7 | 24 | 17 |
| Mar 2023 | 5 | 0 | 12 | 24 | 12 |
| Apr 2023 | 5 | 21 | 16 | 45 | 29 |
| May 2023 | 2 | 0 | 18 | 45 | 27 |
| Jun 2023 | 3 | 0 | 21 | 45 | 24 |
| Jul 2023 | 4 | 0 | 25 | 45 | 20 |
| Aug 2023 | 3 | 0 | 28 | 45 | 17 |
| Sep 2023 | 8 | 0 | 36 | 45 | 9 |
| Oct 2023 | 0 | 18 | 36 | 63 | 27 |
| Nov 2023 | 2 | 0 | 38 | 63 | 25 |
| Dec 2023 | 1 | 0 | 39 | 63 | 24 |
| Jan 2024 | 7 | 0 | 46 | 63 | 17 |
| Feb 2024 | 0 | 0 | 46 | 63 | 17 |
| Mar 2024 | 10 | 0 | 56 | 63 | 7 |
| Apr 2024 | 6 | 15 | 61 | 78 | 17 |
| May 2024 | 1 | 0 | 62 | 78 | 16 |
| Jun 2024 | 7 | 26 | 69 | 104 | 35 |
| Jul 2024 | 4 | 0 | 73 | 104 | 31 |
| Aug 2024 | 7 | 0 | 80 | 104 | 24 |
| Sep 2024 | 10 | 8 | 90 | 112 | 22 |
| Oct 2024 | 3 | 0 | 93 | 112 | 19 |
| Nov 2024 | 10 | 20 | 103 | 132 | 29 |
| Dec 2024 | 4 | 0 | 107 | 132 | 25 |
| Jan 2025 | 4 | 0 | 111 | 132 | 21 |
| Feb 2025 | 2 | 0 | 113 | 132 | 19 |
| Mar 2025 | 8 | 0 | 121 | 132 | 11 |
| Apr 2025 | 0 | 0 | 121 | 132 | 11 |
| May 2025 | 1 | 0 | 122 | 132 | 10 |
| Jun 2025 | 2 | 0 | 124 | 132 | 8 |
| Jul 2025 | 0 | 0 | 124 | 132 | 8 |
| Aug 2025 | 0 | 0 | 124 | 132 | 8 |
| Sep 2025 | 0 | 0 | 124 | 132 | 8 |
| Oct 2025 | 0 | 0 | 124 | 132 | 8 |
| Nov 2025 | 0 | 0 | 124 | 132 | 8 |
| Dec 2025 | 0 | 0 | 124 | 132 | 8 |
| Jan 2026 | 0 | 0 | 124 | 132 | 8 |
| Feb 2026 | 0 | 0 | 124 | 132 | 8 |
| Mar 2026 | 0 | 0 | 124 | 132 | 8 |
Price Analysis
Price analysis for POLLEN COLLECTION based on monthly developer sales data.
| Period | Median PSF | Highest PSF | Lowest PSF |
|---|---|---|---|
| Feb 2023 | $2,230 psf | $2,261 psf | $2,199 psf |
| Mar 2023 | $2,185 psf | $2,199 psf | $1,736 psf |
| Apr 2023 | $2,185 psf | $2,248 psf | $1,866 psf |
| May 2023 | $2,188 psf | $2,191 psf | $2,185 psf |
| Jun 2023 | $2,242 psf | $2,242 psf | $1,428 psf |
| Jul 2023 | $2,220 psf | $2,242 psf | $1,400 psf |
| Aug 2023 | $2,185 psf | $2,185 psf | $2,173 psf |
| Sep 2023 | $2,185 psf | $2,242 psf | $1,858 psf |
| Nov 2023 | $2,245 psf | $2,248 psf | $2,242 psf |
| Dec 2023 | $2,230 psf | $2,230 psf | $2,230 psf |
| Jan 2024 | $2,254 psf | $2,264 psf | $1,881 psf |
| Mar 2024 | $2,256 psf | $2,270 psf | $1,884 psf |
| Apr 2024 | $2,254 psf | $2,297 psf | $2,236 psf |
| May 2024 | $2,269 psf | $2,269 psf | $2,269 psf |
| Jun 2024 | $2,253 psf | $2,329 psf | $2,181 psf |
| Jul 2024 | $2,272 psf | $2,285 psf | $2,210 psf |
| Aug 2024 | $2,261 psf | $2,357 psf | $2,120 psf |
| Sep 2024 | $2,272 psf | $2,419 psf | $1,477 psf |
| Oct 2024 | $2,154 psf | $2,293 psf | $1,814 psf |
| Nov 2024 | $2,406 psf | $2,434 psf | $2,082 psf |
| Dec 2024 | $2,214 psf | $2,420 psf | $1,802 psf |
| Jan 2025 | $2,416 psf | $2,427 psf | $2,409 psf |
| Feb 2025 | $2,410 psf | $2,412 psf | $2,408 psf |
| Mar 2025 | $2,407 psf | $2,453 psf | $2,391 psf |
| May 2025 | $1,796 psf | $1,796 psf | $1,796 psf |
| Jun 2025 | $1,924 psf | $2,006 psf | $1,842 psf |
Sales Velocity
Monthly units sold trend for POLLEN COLLECTION.
| Period | Units Sold |
|---|---|
| Feb 2023 | 2 |
| Mar 2023 | 5 |
| Apr 2023 | 5 |
| May 2023 | 2 |
| Jun 2023 | 3 |
| Jul 2023 | 4 |
| Aug 2023 | 3 |
| Sep 2023 | 8 |
| Nov 2023 | 2 |
| Dec 2023 | 1 |
| Jan 2024 | 7 |
| Mar 2024 | 10 |
| Apr 2024 | 6 |
| May 2024 | 1 |
| Jun 2024 | 7 |
| Jul 2024 | 4 |
| Aug 2024 | 7 |
| Sep 2024 | 10 |
| Oct 2024 | 3 |
| Nov 2024 | 10 |
| Dec 2024 | 4 |
| Jan 2025 | 4 |
| Feb 2025 | 2 |
| Mar 2025 | 8 |
| May 2025 | 1 |
| Jun 2025 | 2 |
Developer Background
View the full developer portfolio: Singapore United Estates Pte Ltd — New Launch Portfolio.
New-build advantages. POLLEN COLLECTION offers modern unit layouts, contemporary facilities, full developer warranty, and the latest construction quality standards. For owner-occupiers, this translates to immediate move-in readiness without the renovation lift that resale typically requires. For investors, new-build status supports higher rental tenant preference and lower initial maintenance.
OCR positioning. The OCR segment in District 28 occupies a defined buyer cohort. OCR (Outside Central Region) is the suburban segment — the largest private residential pool by volume. OCR new launches benefit most from HDB upgrader demand and family-stage buyers prioritising space and value over CBD proximity. Use the district comparison calculator for cross-segment benchmarking.
Progressive Payment cash-flow. Under PPS, buyers pay in stages aligned with construction milestones (Foundation 10%, RC Framework 10%, Walls 5%, Roofing 5%, etc.), which spreads the cash outlay across the 3–4 year build window. This is materially different from resale where the full price clears within weeks of OTP. For yield-focused investors, the staged interest accrual on disbursed amounts only is a real cost advantage during construction. Model the cash-flow timeline via the cash flow calculator.
TOP timing risk. TBD is the expected TOP year but actual completion can slip 6–18 months on materials shortages, labour disputes, or developer cash-flow issues. Buyers committed to a TOP-aligned life event (relocation, child schooling, mortgage refinancing window) should factor a buffer. Developer track record on prior TOP timing is the best predictor; verify via past project history.
Rate-cycle risk. The 3–4 year PPS window between OTP and TOP exposes the buyer to SORA shifts. A buyer signing OTP at current 3.25% SORA could face TOP-year rates 100–200bp different in either direction. Stress-test affordability at SORA +75bp via the TDSR / MSR affordability calculator to confirm headroom under adverse rate scenarios.
Supply pipeline risk. Future GLS tranches near the project could introduce competing new launches that dilute pricing power. Check the URA GLS schedule for sites within a 1km radius of POLLEN COLLECTION; concentrated new-supply in a fringe district can cap price appreciation during the holding period.
Resale exit risk. New launches typically command a premium over resale; on exit, the buyer becomes the resale seller competing against newer launches in the same area. Holding through and beyond the 3-year Seller’s Stamp Duty (SSD) window is structural for most buyers; shorter holds risk both SSD and weak resale clearing.
[
{
"persona": "Singapore Citizen first-time buyer",
"fit_color": "green",
"reason": "You pay 0% ABSD. OCR is the typical first-time SC entry point at S$1.0M–S$1.8M."
},
{
"persona": "SC upgrader (sell HDB / decouple)",
"fit_color": "green",
"reason": "The 6-month ABSD remission window applies if this is your second residential property. OCR sweet spot for HDB upgraders."
},
{
"persona": "SC investor (second SC property)",
"fit_color": "amber",
"reason": "At 20% ABSD plus 4% all-in mortgage rate, leveraged yield maths is hostile. OCR yields are slightly better but still negative-carry typical."
},
{
"persona": "Permanent Resident",
"fit_color": "amber",
"reason": "PR pays 5% ABSD on first property. OCR/RCR is more accessible for PR upgraders."
},
{
"persona": "Foreign buyer (non-FTA national)",
"fit_color": "red",
"reason": "At 60% ABSD, the entry-cost premium versus an SC buyer is approximately $600K+ on a S$1.0M unit. Long-horizon owner-occupier motivation only."
},
{
"persona": "FTA national (US / Swiss / Liechtenstein / Norway / Iceland)",
"fit_color": "green",
"reason": "You qualify for SC-equivalent ABSD (0% / 20% / 30% by property number). Verify treaty eligibility with conveyancing lawyer before OTP."
}
]
Verdict for POLLEN COLLECTION. The project sits in a known new-launch segment with documented buyer-type fit and policy environment. The honest assessment depends on (a) launch-tranche pricing relative to comparable resale in District 28, (b) the Singapore United Estates Pte Ltd developer track record, and (c) the buyer’s holding-horizon tolerance for the 3–4 year TOP window. For SC first-time buyers in OCR new launches, the 0% ABSD plus PPS cash-flow advantage make new-launch the often-rational choice. For SC second-property investors, the 20% ABSD plus negative-carry maths typically argues for resale value-buying instead. For foreign buyers, only owner-occupier residential motivation justifies the 60% ABSD entry. Suggested holding period: 7–10 years to amortise stamp duty and capture meaningful capital appreciation. Run total acquisition cost via the total acquisition cost calculator before committing.
Frequently Asked Questions
How many units does POLLEN COLLECTION have?
What is the absorption rate for POLLEN COLLECTION?
What is the average PSF for POLLEN COLLECTION?
What is the expected TOP for POLLEN COLLECTION?
Expected TOP is TBD. Actual completion typically tracks the developer’s timeline within +6 months; verify current construction progress via developer sales material or URA REALIS. (as of 2026-05)
What ABSD applies to POLLEN COLLECTION for a Singapore Citizen second-property purchase?
20% ABSD applies to a SC second residential property purchase, per the unchanged April-2023 cooling-measure schedule. On a S$2M purchase, that is S$400,000 upfront ABSD in addition to BSD of approximately S$69,600. Use the BSD/ABSD stamp duty calculator for exact figures (as of 2026-05).
Is POLLEN COLLECTION freehold or leasehold?
The tenure is recorded as undisclosed tenure. Verify via the developer’s sales material and your conveyancing lawyer; the tenure type affects long-run resale value via lease-decay dynamics on 99-year leasehold stock.
How does PPS interest accrual work for POLLEN COLLECTION?
Under Progressive Payment Scheme, you draw the mortgage in stages aligned with construction milestones. Interest accrues only on the disbursed amount, not the full purchase price, until TOP. Use the mortgage calculator at the current 4.00% effective rate to model staged disbursement.
What CPF can I use for POLLEN COLLECTION?
CPF Ordinary Account funds apply to private property purchases subject to Valuation Limit (VL) and Withdrawal Limit (WL) rules. See CPF housing usage rules. The accrued-interest mechanics apply on eventual sale: principal withdrawn plus 2.5% per annum must be returned to CPF, reducing net sale proceeds.
Methodology & Sources
The dataset behind this report spans All available months; we refresh it as new data becomes available.
Transaction data sourced from URA REALIS.
- Developer sales data from URA REALIS.
- Median PSF, highest and lowest PSF from URA developer sales records.
Price-per-square-foot (PSF) here means the median deal in the period; means are reserved for volume-weighted aggregates explicitly labelled as such.