For digest readers, the four numbers that matter for Top 5br Condos District 28 in the latest reporting period 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 REALIS for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The bedroom-type transaction patterns reading for Top 5br Condos 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 latest reporting period condo bedroom-type digest digest for Top 5br Condos District 28 sits within a defined cycle context. Bedroom-type distribution shifts with policy and rate cycles; the modal categories (2- and 3-bedroom mid-floor) dominate volume. 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).
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- Top 5-Bedroom+ condo: LUXUS HILLS at $2,150 psf
- Sampled avg PSF: $1,743 psf across 10 condos
- Segment: OCR · D28 (Seletar)
5-Bedroom+ Condos in District 28
This profile tracks 5-Bedroom+ condominium transactions in District 28 (Seletar), part of Singapore's Outside Central Region market segment. We rank condos by average price-per-square-foot (PSF), compare them against the district's overall baseline, and highlight yield and entry-price implications for buyers and investors targeting the 5-Bedroom+ layout specifically.
Across 10 qualifying condos (minimum 3 transactions each), the sampled average PSF is $1,743 psf and the typical transacted price is around $4,167,156. 5-Bedroom+ units are a distinct sub-market within D28 — buyer profile, affordability, and rental absorption all differ meaningfully from the district's all-bedroom averages.
Top 5-Bedroom+ Condos in District 28
The table below ranks the top 5-Bedroom+ condos in D28 by average PSF. Leadership on PSF typically reflects a combination of location prestige, recent launch premium, freehold tenure, and developer reputation — but the highest PSF is not always the best investment. Cross-reference PSF against yield and transaction volume to judge which condos are genuinely liquid.
| Rank | Condo | Tenure | Avg PSF | Avg Price | Avg Rent | Yield | Txns |
|---|---|---|---|---|---|---|---|
| #1 | LUXUS HILLS | 999 yrs lease commencing from 1879 | $2,150 psf | $4,730,340 | — | — | 20 |
| #2 | POLLEN COLLECTION II | 99 yrs lease commencing from 2025 | $2,049 psf | $5,111,490 | — | — | 5 |
| #3 | POLLEN COLLECTION | 99 yrs lease commencing from 2019 | $1,816 psf | $4,340,091 | — | — | 22 |
| #4 | MIMOSA VALE | 999 yrs lease commencing from 1878 | $1,685 psf | $3,605,000 | — | — | 3 |
| #5 | NIM COLLECTION | 99 yrs lease commencing from 2016 | $1,684 psf | $4,018,286 | — | — | 7 |
| #6 | MIMOSA TERRACE | Freehold | $1,668 psf | $4,135,657 | — | — | 12 |
| #7 | STRATTON GREEN | Freehold | $1,640 psf | $3,900,727 | — | — | 11 |
| #8 | KELULUT HILL | 999 yrs lease commencing from 1879 | $1,635 psf | $3,944,972 | — | — | 4 |
| #9 | EATON PARK | Freehold | $1,615 psf | $4,030,000 | — | — | 6 |
| #10 | BELGRAVIA PARK | Freehold | $1,489 psf | $3,855,000 | — | — | 8 |
Price & PSF Range Analysis
5-Bedroom+ units in D28 transact across a meaningful price and PSF range:
- Price band: $3,605,000 – $5,111,490 (spread: +41.8%)
- PSF band: $1,489 psf – $2,150 psf (spread: +44.5%)
A wide PSF spread signals a mixed inventory — older leasehold stock trading alongside new-launch or freehold projects. A narrow spread suggests homogeneous supply, usually favouring buyers who want predictable exit pricing.
How Does This Layout Compare?
Understanding how 5-Bedroom+ units price relative to the wider district helps calibrate entry decisions and set realistic exit expectations.
Investment Perspective on 5-Bedroom+ Units
Three lenses matter for 5-Bedroom+ investors in D28:
- Yield compression: Rental data is thin for this sub-segment; investors should validate yield with live listings before committing.
- Liquidity: Prioritise condos with higher transaction counts in the ranking table above. A project doing 8–15 sales per year clears faster at exit than one with 2–3 rare trades.
- Tenure premium: Freehold 5-Bedroom+ units in D28 typically carry a 10–18% PSF premium over comparable 99-year leasehold. Decide whether that premium is justified by your holding horizon.
District Context & Segment Dynamics
District 28 (Seletar) is part of Singapore's Outside Central Region market segment. Each segment has distinct demand dynamics: CCR is driven by foreign buyers and luxury repositioning, RCR by upgrading owner-occupiers and young families, and OCR by mass-market HDB upgraders and first-time private buyers. These dynamics shape how quickly 5-Bedroom+ units sell and at what premium.
For a comprehensive overview of all layouts, transaction trends, and condo inventory in this district, see the District 28 (Seletar).
The the latest reporting period period’s bedroom-type transaction patterns for Top 5br Condos 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 Top 5br Condos District 28 in the latest reporting period, the dispersion across these categories is the more informative reading than the headline median. Use price heatmap 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 REALIS for the per-project caveats and assess which projects in Top 5br Condos District 28 fall into which category.
The embedded chart for this condo bedroom-type digest digest of Top 5br Condos District 28 in the latest reporting period visualises the bedroom-type transaction patterns 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 Top 5br Condos District 28’s the latest reporting period 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 Top 5br Condos 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 district comparison calculator for district-level visual comparison and mortgage calculator for direct numeric benchmarking.
Looking ahead from the latest reporting period, the forward variables for Top 5br Condos District 28 bedroom-type transaction patterns 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 REALIS and the MAS SORA dashboard (as of 2026-Q1).
Frequently Asked Questions
What is the best 5-Bedroom+ condo in District 28?
How do 5-Bedroom+ prices in D28 compare to the district average?
What gross rental yield can I expect for a 5-Bedroom+ in D28?
Is a 5-Bedroom+ condo in D28 suitable for own-stay or investment?
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether the latest reporting period’s bedroom-type transaction patterns reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
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
Figures below are drawn from All available years and revised as new data becomes available.
Transaction data sourced from URA REALIS.
- Transaction data sourced from URA REALIS caveats, updated weekly.
- Rankings require a minimum of 3 transactions per condo to filter out single-caveat noise.
- District baseline comparison uses the most recent complete year from URA Private Property Price Index.
- Yield calculations assume gross rent only; consult IRAS Property Tax for ownership cost factors.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.