District 28 — spanning Seletar, Yio Chu Kang, and Jalan Kayu — is Singapore's quiet aviation-anchored OCR enclave. With 69 condos, a median $1,285 psf, and improving TEL connectivity via Springleaf MRT, it suits owner-occupiers and long-term land-value players more than short-cycle rental investors.
Tucked into Singapore's far north-east, District 28 occupies a green and unhurried band of the island that most property hunters overlook. Seletar, Yio Chu Kang, and Jalan Kayu share a character that is genuinely rare in a dense city-state: wide tree-lined roads, low-rise landed precincts, a colonial-era airfield reborn as Southeast Asia's premier aerospace hub.
The district sits firmly in the OCR. URA transaction data captured by ShiokNest across 3,623 recorded sales shows a median $1,285 psf — roughly in line with the broader OCR average and well below the $1,700–$2,100 psf that comparable new launches now command in Districts 19 and 20.
What makes District 28 increasingly interesting in 2025–2026 is a convergence of catalysts: GE Aerospace's February 2025 ribbon-cutting on a US$300 million MRO expansion at Seletar Aerospace Park; GuocoLand's Springleaf Residence launch next door in District 26 at $2,175 psf average in August 2025, signalling strong north-side demand; and the steady maturation of TEL stations.
Aerospace employment anchor. Seletar Aerospace Park spans 320 hectares and hosts more than 70 companies employing over 6,000 aerospace professionals. JTC's aeroSpace Phase 3 was completed in 2021. In February 2025, GE Aerospace inaugurated a new module repair facility as part of a US$300 million investment, per JTC. The park targets 10,000 aerospace jobs at full build-out.
TEL connectivity. Springleaf MRT (TE7) places residents within a one-stop ride of Upper Thomson and two stops of Caldecott interchange. The landmark Springleaf Residence — adjacent to the station in D26 — sold 92% of 941 units at $2,175 psf average on its August 2025 launch weekend, per EdgeProp.
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- 69 condos tracked in District 28 (OCR)
- Median PSF: $1,285 psf across 3,623 sales
- Median rent: $3,200/mo across 5,646 leases
- Estimated gross yield: 2.7%
- Segment: Outside Central Region
District Overview
District 28 covers Seletar, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 69 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 8 @ STRATTON | STRATTON GREEN | — | 8 | 2009 |
| ALANA | SUNRISE TERRACE | 103 yrs lease commencing from 2013 | 78 | 2017 |
| BELGRAVIA ACE | BELGRAVIA DRIVE | Freehold | 107 | 2022 |
| BELGRAVIA GREEN | BELGRAVIA DRIVE | Freehold | — | — |
| BELGRAVIA PARK | SELETAR TERRACE | Freehold | 82 | 1995 |
| BELGRAVIA VILLAS | BELGRAVIA DRIVE | Freehold | 118 | 2018 |
| CABANA | SUNRISE TERRACE | 103 yrs lease commencing from 2009 | 119 | 2013 |
| CACTUS BLOOM | CACTUS ROAD | Freehold | — | — |
| CACTUS GREEN | CACTUS CRESCENT | Freehold | — | — |
| CAMELIA PARK | TAMARIND ROAD | Freehold | 50 | 1984 |
| D' KENARIS | JALAN BANGAU | 999 yrs lease commencing from 1879 | — | — |
| DEDAP GARDENS | DEDAP LINK | 999 yrs lease commencing from 1879 | 49 | 1991 |
| EATON PARK | GERALD CRESCENT | Freehold | — | — |
| ESTE VILLA | NIM ROAD | Freehold | 121 | 2014 |
| FANTA GARDEN | BEGONIA DRIVE | Freehold | 28 | — |
| FLORAVILLE | CACTUS ROAD | Freehold | 50 | 2018 |
| FLORIDA PARK | SUNRISE AVENUE | Freehold | 122 | 1993 |
| GERALD GARDENS | GERALD CRESCENT | 999 yrs lease commencing from 1879 | — | 1990 |
| GERALD MUGLISTON | JALAN KECHUBONG | 999 yrs lease commencing from 1879 | — | — |
| GERALD MUGLISTON ESTATE | GERALD CRESCENT | Freehold | — | — |
| GERALD RESIDENCE | GERALD TERRACE | 999 yrs lease commencing from 1879 | — | 2001 |
| GRANDE VISTA | CACTUS DRIVE | 999 yrs lease commencing from 1886 | 292 | 1993 |
| GREEN SPRINGS | GERALD CRESCENT | 999 yrs lease commencing from 1879 | — | — |
| H2O RESIDENCES | FERNVALE LINK | 99 yrs lease commencing from 2010 | 521 | 2015 |
| HIGH PARK RESIDENCES | FERNVALE ROAD | 99 yrs lease commencing from 2014 | 1376 | 2020 |
| HOCK SWEE HILL | BEGONIA CRESCENT | Freehold | — | — |
| JALAN KAYU ESTATE | JALAN TARI DULANG | 999 yrs lease commencing from 1879 | — | — |
| KECHUBONG TERRACE | JALAN KECHUBONG | 999 yrs lease commencing from 1879 | — | — |
| KELULUT HILL | KELULUT HILL | 999 yrs lease commencing from 1879 | 73 | 1998 |
| LILAC PARK | LILAC DRIVE | Freehold | 93 | 1990 |
| LUSH ACRES | FERNVALE CLOSE | 99 yrs lease commencing from 2013 | 380 | 2016 |
| LUXUS HILLS | SELETAR GREEN WALK | 999 yrs lease commencing from 1879 | 78 | 2013 |
| MIMOSA GARDENS | MIMOSA ROAD | Freehold | 20 | 2005 |
| MIMOSA PARK | MIMOSA CRESCENT | Freehold | 144 | 1979 |
| MIMOSA TERRACE | MIMOSA ROAD | Freehold | 74 | 2000 |
| MIMOSA VALE | MIMOSA VALE | 999 yrs lease commencing from 1878 | — | — |
| MIMOSA VILLAS | MIMOSA WALK | 999 yrs lease commencing from 1878 | 48 | 1987 |
| MUGLISTON HILL | MUGLISTON PARK | 999 yrs lease commencing from 1886 | — | — |
| NIM COLLECTION | NIM RISE | 99 yrs lease commencing from 2016 | — | — |
| NIM GARDENS | NIM ROAD | Freehold | 124 | 1986 |
| PARC BOTANNIA | FERNVALE STREET | 99 yrs lease commencing from 2016 | 735 | 2009 |
| PARC GREENWICH | FERNVALE LANE | 99 yrs lease commencing from 2020 | 496 | 2021 |
| POLLEN COLLECTION | POLLEN WALK | 99 yrs lease commencing from 2019 | 132 | 2022 |
| POLLEN COLLECTION II | POLLEN RISE | 99 yrs lease commencing from 2025 | 186 | 2025 |
| RIVERBANK @ FERNVALE | FERNVALE CLOSE | 99 yrs lease commencing from 2013 | 555 | 2018 |
| RIVERTREES RESIDENCES | FERNVALE CLOSE | 99 yrs lease commencing from 2013 | 487 | 2018 |
| SARACA GARDENS | SARACA DRIVE | Freehold | 137 | 1993 |
| SARACA VILLAS | SARACA TERRACE | 99 yrs lease commencing from 1997 | 55 | 2002 |
| SELETAR GARDEN | CACTUS ROAD | Freehold | — | — |
| SELETAR HILLS ESTATE | JALAN ANTOI | 999 yrs lease commencing from 1879 | — | — |
| SELETAR PARK | SELETAR CRESCENT | 999 yrs lease commencing from 1879 | 276 | 1986 |
| SELETAR PARK RESIDENCE | SELETAR ROAD | 99 yrs lease commencing from 2011 | 276 | 2015 |
| SELETAR SPRINGS CONDOMINIUM | GERALD DRIVE | 99 yrs lease commencing from 1997 | 364 | 2001 |
| SELETAR VIEW | SELETAR HILLS DRIVE | — | 14 | 2013 |
| SERENE PARK | TAMARIND ROAD | Freehold | — | — |
| SERENITY PARK | TAMARIND ROAD | Freehold | 179 | 1995 |
| SPRINGHILL TERRACE | SUNRISE AVENUE | — | — | — |
| STRATTON GREEN | NIM GREEN | Freehold | 82 | 2003 |
| STRATTON PARK | STRATTON DRIVE | Freehold | 86 | 1992 |
| SUMMER VILLAS | GERALD DRIVE | Freehold | 20 | 2004 |
| SUNRISE GARDENS | SUNRISE AVENUE | 99 yrs lease commencing from 1995 | 252 | 1998 |
| SUNRISE VILLA | SUNRISE AVENUE | Freehold | 242 | 1993 |
| THE GARDENS AT GERALD | GERALD DRIVE | 999 yrs lease commencing from 1879 | 25 | 2007 |
| THE GREENWICH | SELETAR ROAD | 99 yrs lease commencing from 2009 | 319 | 2014 |
| THE MORNING DEW | JALAN TARI PAYONG | 999 yrs lease commencing from 1879 | — | — |
| THE TOPIARY | FERNVALE LANE | 99 yrs lease commencing from 2012 | 700 | — |
| TUAN SING PARK | DEDAP ROAD | Freehold | — | — |
| VILLA BEGONIA | BEGONIA LANE | 99 yrs lease commencing from 1994 | 44 | 1998 |
| WASHINGTON VILLA | TAMARIND ROAD | Freehold | — | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 123 | $681,657 | $1,550 psf |
| 1-Bed | 417 | $884,363 | $1,442 psf |
| 2-Bed | 548 | $1,108,120 | $1,306 psf |
| 3-Bed | 1,201 | $1,396,336 | $1,250 psf |
| 4-Bed | 530 | $2,845,217 | $1,777 psf |
| 5-Bed | 804 | $4,060,703 | $1,267 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 53 | $1,466 psf |
| 2025-06 | 45 | $1,544 psf |
| 2025-07 | 41 | $1,490 psf |
| 2025-08 | 39 | $1,637 psf |
| 2025-09 | 40 | $1,605 psf |
| 2025-10 | 43 | $1,583 psf |
| 2025-11 | 37 | $1,505 psf |
| 2025-12 | 49 | $1,925 psf |
| 2026-01 | 28 | $1,608 psf |
| 2026-02 | 33 | $1,641 psf |
| 2026-03 | 42 | $1,686 psf |
| 2026-04 | 39 | $1,645 psf |
From 2021 to 2026, average PSF in District 28 has appreciated by 40.9% (~8.2% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1,127 | $1,171 psf | — |
| 2022 | 719 | $1,250 psf | ↑ 6.8% |
| 2023 | 468 | $1,462 psf | ↑ 16.9% |
| 2024 | 597 | $1,547 psf | ↑ 5.8% |
| 2025 | 570 | $1,595 psf | ↑ 3.1% |
| 2026 | 142 | $1,649 psf | ↑ 3.4% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | POLLEN COLLECTION II | $2,520 psf | $4,351,072 | 33 |
| 2 | LUXUS HILLS | $2,432 psf | $4,343,567 | 61 |
| 3 | POLLEN COLLECTION | $2,199 psf | $3,848,640 | 125 |
| 4 | NIM COLLECTION | $1,980 psf | $3,835,733 | 15 |
| 5 | MIMOSA TERRACE | $1,966 psf | $3,692,135 | 34 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | PARC GREENWICH | 496 | $1,234 psf |
| 2 | HIGH PARK RESIDENCES | 406 | $1,481 psf |
| 3 | THE TOPIARY | 397 | $1,219 psf |
| 4 | PARC BOTANNIA | 206 | $1,592 psf |
| 5 | SELETAR HILLS ESTATE | 194 | $1,494 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,558 | $5,204/mo | $868/mo | $46,000/mo |
| 1-Bed | 846 | $2,568/mo | $1,000/mo | $4,720/mo |
| 2-Bed | 1,893 | $3,032/mo | $1,600/mo | $5,100/mo |
| 3-Bed | 1,030 | $3,659/mo | $1,316/mo | $6,500/mo |
| 4-Bed | 288 | $4,398/mo | $1,400/mo | $8,500/mo |
| 5-Bed | 31 | $5,347/mo | $3,850/mo | $7,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $681,657 | $5,204/mo | 9.16% |
| 1-Bed | $884,363 | $2,568/mo | 3.48% |
| 2-Bed | $1,108,120 | $3,032/mo | 3.28% |
| 3-Bed | $1,396,336 | $3,659/mo | 3.14% |
| 4-Bed | $2,845,217 | $4,398/mo | 1.85% |
| 5-Bed | $4,060,703 | $5,347/mo | 1.58% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA-sourced dataset for District 28 covers 3,623 non-landed private residential transactions across 69 tracked condominiums, yielding a median sale price of $1,285 psf and an estimated gross rental yield of 2.7%.
PSF tier analysis. Premium projects — Pollen Collection II, Luxus Hills, Pollen Collection — transact above $1,500 psf, driven by freehold or 999-year tenure status. High Park Residences (D28's largest by unit count) climbed from launch PSF near $990 in 2015 to resale levels around $1,575 psf in 2024, a 59% appreciation over nine years, per PLB Insights. Seletar Springs Condominium trades in the $939–$1,188 psf band.
| Tier | PSF Range | Representative Projects |
|---|---|---|
| Premium | $1,500–$1,800+ | Pollen Collection II, Luxus Hills |
| Mid-range | $1,200–$1,500 | High Park Residences, Seletar Park Residence |
| Value | $900–$1,200 | Seletar Springs, Cabana |
Rental demand nuance. At 2.7% gross yield, D28 trails higher-density OCR sub-markets. Analysts note D28 is less a rental-asset district and more an owner-occupier / long-hold appreciation story. Expatriate MRO engineers from Rolls-Royce, ST Engineering, and GE Aerospace form a meaningful renter cohort, with above-median absorption for larger 3- and 4-bedroom units.
- Prioritise TEL-proximate projects. Condos within 1 km of Springleaf (TE7) or Yio Chu Kang MRT benefit most from the TEL halo effect.
- Use D26's Springleaf Residence as your PSF benchmark. At $2,175 psf average (August 2025 launch), it signals what the market will bear for new stock in this corridor.
- Target freehold or 999-year tenure for long-hold plays. Pollen Collection, Luxus Hills, and several Jalan Kayu terraced-condo developments hold freehold status.
- Profile aerospace industry demand before leasing. Focus on 3–4 bedroom units sized for expatriate MRO professionals from Rolls-Royce, ST Engineering, and GE Aerospace.
- Run the ShiokNest gross yield calculator. Stress-test at a 10–15% rent haircut and factor maintenance, property tax, and ABSD if applicable.
- Watch the GLS pipeline. Monitor URA's quarterly GLS announcements for D28 parcels.
Frequently Asked Questions
What is the average PSF in District 28?
Is District 28 in CCR, RCR, or OCR?
What are the best condos in District 28?
What is the rental yield in District 28?
How many condos are in District 28?
How does District 28 compare to neighbouring District 26 and District 19?
D28 trades at a meaningful discount to D26 (Upper Thomson/Springleaf), where GuocoLand's Springleaf Residence averaged $2,175 psf at its August 2025 launch. D19 similarly commands higher rents due to denser public transport. D28's advantage is lower entry quantum, freehold availability, and low-density lifestyle.
Which MRT lines serve District 28?
The primary rail access is via Yio Chu Kang MRT (NS13) on the North-South Line and via Springleaf MRT (TE7) on the Thomson-East Coast Line for residents in the western parts of the district near Seletar.
Why is Seletar Aerospace Park significant for property buyers in D28?
Seletar Aerospace Park is a 320-hectare industrial estate hosting 70+ aerospace companies and over 6,000 professionals, with a target of 10,000 jobs at full build-out. GE Aerospace inaugurated a new module repair facility there in February 2025 as part of a US$300 million investment. This employment anchor creates a stable demand pool for residential rentals.
Are there any new condo launches in District 28 in 2025–2026?
D28 itself has seen limited new GLS supply in 2025–2026, with the most significant nearby new launch being Springleaf Residence in adjacent D26 (941 units, $2,175 psf average, August 2025). Within D28, the market is primarily resale-driven.
What types of condos are available in District 28?
District 28 offers a diverse mix: freehold/999-year boutique developments (Pollen Collection series, Luxus Hills); mid-size 99-year leasehold condos (High Park Residences, Seletar Park Residence); and older leasehold estates (Seletar Springs Condominium, Cabana). ShiokNest tracks 69 condominiums across these tiers.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.