For digest readers, the four numbers that matter for ALANA (District 28) in the trailing multi-year window are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The transacted price trajectory reading for ALANA (District 28) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The the trailing multi-year window price trend digest for ALANA (District 28) sits within a defined cycle context. Singapore private residential prices appreciated 6 consecutive quarters into Q1 2026, with the URA Property Price Index up 0.9% q-o-q (final). This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2026-Q1).
- Average PSF: $986 psf across 41 sales
- Latest year-on-year PSF change: ↓ 2.4%
- District 28 PSF percentile: Value tier (top 90%)
- OCR · D28 · 103 yrs lease commencing from 2013 · 78 units
Price Overview
ALANA in District 28 (Outside Central Region) has recorded 41 sales transactions with an average PSF of $986 psf and an average price of $2,941,871.
Yearly PSF Trend
Average price per square foot for ALANA over time:
| Year | Sales | Avg PSF | Avg Price | Change |
|---|---|---|---|---|
| 2021 | 11 | $892 psf | $2,532,593 | — |
| 2022 | 15 | $991 psf | $3,002,647 | ↑ 11.1% |
| 2023 | 4 | $1,042 psf | $3,282,006 | ↑ 5.1% |
| 2024 | 2 | $1,020 psf | $2,810,320 | ↓ 2.1% |
| 2025 | 6 | $1,069 psf | $3,257,804 | ↑ 4.8% |
| 2026 | 3 | $1,043 psf | $3,141,000 | ↓ 2.4% |
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Prices eased 2.4% YoY to $976 psf.
District & Segment Context
ALANA ranks in the top 90% of condos in District 28 by PSF.
Compared to the OCR average of $1,552 psf, ALANA trades 36.5% below the segment benchmark.
Explore the full District 28 (Seletar) for comprehensive district data.
The the trailing multi-year window period’s transacted price trajectory for ALANA (District 28) reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For ALANA (District 28) in the trailing multi-year window, the dispersion across these categories is the more informative reading than the headline median. Use District 28 for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA for the per-project caveats and assess which projects in ALANA (District 28) fall into which category.
The embedded chart for this price trend digest of ALANA (District 28) in the trailing multi-year window visualises the transacted price trajectory trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place ALANA (District 28)’s the trailing multi-year window reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether ALANA (District 28) is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use price heatmap for district-level visual comparison and comparison tool for direct numeric benchmarking.
Looking ahead from the trailing multi-year window, the forward variables for ALANA (District 28) transacted price trajectory are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA and the MAS SORA dashboard (as of 2026-Q1).
FAQ
What is the average PSF for ALANA?
Are prices at ALANA going up or down?
How does ALANA compare in District 28?
How was this transacted price trajectory figure computed?
The figure is derived from URA caveats for ALANA (District 28) filed during the trailing multi-year window. transacted price trajectory computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Data sourced from URA transaction records.
- PSF calculated from transacted price / strata area in square feet.
Median values used to minimise outlier impact. PSF = price per square foot.