3@sandilands
Uploaded from file
Overview & Key Facts
3@Sandilands is a boutique residential development tucked along Sandilands Road in District 19, sitting in the quiet pocket between Upper Serangoon Road and the Kovan heartland. With just 20 units, it belongs firmly in the small-format apartment category — closer in feel to a low-rise walk-up than to the mega-developments that dominate the surrounding neighbourhood. For buyers who prize privacy, low density, and a low-key address over big-name branding, that is precisely the appeal.
The development sits on a compact land parcel and shares its block-letter naming convention with several other small Sandilands Road projects from the same era — a part of the Hougang/Kovan boutique cluster that emerged when small en-bloc plots were redeveloped one at a time during the 2010s. Unit count is intentionally small, which means common areas are modest and maintenance fees stay reasonable, but it also means owners rarely meet a stranger in the lift.
Pricing reflects the boutique positioning: recent transactions average around S$1,303 psf with a median quantum of approximately S$1,020,000 — well below the S$1,700–$2,600 psf range commanded by the larger 99-year leasehold projects on Hougang Avenue 7 and Upper Serangoon View. That gap is the central trade-off: you give up the resort-scale facilities of a Chuan Park or Florence Residences, and in exchange you pay roughly 25–50% less per square foot for an address that is arguably quieter.
Location & Connectivity
The single biggest locational asset is Kovan MRT on the North-East Line, roughly 810 metres away via Sandilands Road and Upper Serangoon Road. That is at the outer edge of what most buyers consider walkable in Singapore’s climate — a 9 to 11-minute walk depending on pace and the traffic light at Upper Serangoon Road. Serangoon MRT interchange (NEL/CCL) is a further 1.45 km away, making it a feeder-bus ride rather than a daily walk.
For drivers, the picture is more straightforward. The CTE is reachable via Upper Serangoon Road in under five minutes, the KPE is two stops south, and the city centre is a 15–18 minute drive in off-peak conditions. Hougang Avenue 3 and Tampines Road give onward access to the East and the airport without entering the CBD funnel.
The day-to-day amenity picture leans on the Kovan cluster. Heartland Mall sits next to Kovan MRT and houses an FairPrice, Daiso, NTUC Healthcare and a spread of food-court tenants. The Kovan 209 Market & Food Centre is one of the better hawker stops in the north-east, perennially crowded for its zi char stalls. NEX at Serangoon is a short drive away for full-format shopping. Within walking distance, the row of shophouses along Upper Serangoon Road provides the usual coffee shops, clinics, hair salons and convenience stores.
Schools & Education
7 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | secondary | Within 1 km |
| Yangzheng Primary School | primary | Within 1 km |
| Xinmin Primary School | primary | Within 1 km |
| Serangoon Secondary School | secondary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Rosyth School | primary | Within 1 km |
| Xinghua Primary School | primary | Within 1 km |
Facilities
This section needs honest framing: 3@Sandilands is a 20-unit boutique development, and the facility set reflects that scale. Expect a small lap or plunge pool, a basic gym corner, basement parking, and BBQ pavilion — the standard small-condo formula rather than the 50-amenity resort that mega-developments in the same district offer. There is no clubhouse, no tennis court, no air-conditioned function room, no concierge. For buyers coming from a Chuan Park or Riverfront Residences shortlist, the contrast is stark.
“Don’t buy a 20-unit boutique expecting a Marriott resort. The trade-off is privacy and low maintenance fees — if you actually use a 50m lap pool every week, this is not your condo. If you swim once a month and value a quiet lift lobby, it is.”
— Composite buyer perspective via EdgeProp reviews of similar Sandilands Road boutique condos
Maintenance fees are correspondingly modest — small developments with thin amenity stacks typically charge S$280–$380/month for a 2-bedroom share value, which is meaningfully below the S$450–$550 ranges you see at facility-heavy mega-condos. That recurring-cost differential compounds: over a 10-year hold, the saving can run to S$20,000–$30,000, which partially offsets the lower facility experience.
Unit Sizes & Layout
With only 20 units across the development, layouts skew towards efficient mid-floor plates rather than luxury full-floor configurations. Recent transaction data shows quantum clustering around S$1.0M for compact 2-bedroom configurations, with a 12-month average PSF of S$1,303 (range varies by floor and stack). For a buyer comparing against new-launch psf in the same district, that is roughly half the price — though it comes at a trade in unit age, finish standard, and absence of new-build warranties.
Ceiling heights and finishings are mid-market for the era — expect homogeneous-tile flooring in living areas, laminate or engineered timber in bedrooms, and standard-grade sanitary ware. Kitchens are modest in size, suited for light cooking rather than full Asian-style meal preparation; serious cooks will want to factor in a hob upgrade and possibly extended counter work. Owners report that older units benefit substantially from a S$30K–$50K cosmetic refresh before tenanting or own-stay move-in.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 1 | $1,478 | $700,000 |
| 2 BR | 5 | $1,329 | $1,024,000 |
| 4 BR | 1 | $1,039 | $1,912,288 |
| 5 BR | 1 | $1,050 | $2,000,000 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $700,000 to $2,000,000, averaging $1,216,536 (~$1,303 psf).
Rents range from $1,450 to $3,700 per month across 17 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 12.1% (from $1,168 to $1,308 psf).
Neighbourhood Comparison
The most useful comparisons sit in two clusters. Against the District 19 mega-condo cluster — Chuan Park (S$2,596 psf), Affinity at Serangoon (S$1,698 psf), Riverfront Residences (S$1,588 psf), The Florence Residences (S$1,745 psf) — 3@Sandilands trades roughly 25–50% lower on psf basis but gives up MRT adjacency, facility breadth, and unit-mix flexibility. The trade is honest: a buyer choosing 3@Sandilands over Chuan Park is choosing a 50% psf discount in exchange for a 5-minute longer walk to MRT and the absence of a clubhouse.
Against other Sandilands Road boutiques and freehold landed enclaves like Serangoon Garden Estate (S$1,736 psf, freehold), the comparison shifts to lease tenure and unit format. 3@Sandilands offers the most affordable entry quantum in the immediate area but lacks the freehold tenure premium and landed-style format. For buyers prioritising freehold, the boutique freehold cluster around Sandilands and Mavis Drive is the more relevant set; for buyers prioritising quantum and Yangzheng Primary catchment, 3@Sandilands is a sensible shortlist entry.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 3@SANDILANDS | — | 20 | $1,303 | |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates 3@SANDILANDS across multiple dimensions.
What Residents Say
“Quiet pocket, friendly neighbours, and the kids walk to Yangzheng themselves. The pool is small but we hardly see anyone in it on weekday evenings — basically our private pool. Maintenance fee is reasonable for what we get.”
— Resident review via EdgeProp, 2024
“Walk to Kovan MRT is doable but I wouldn’t call it convenient — about 10 minutes if the lights cooperate, and the last stretch on Upper Serangoon Road has no shelter. Bus is faster honestly. Driving is the easiest way out.”
— Tenant review via PropertyGuru, 2025
“Renovation needed when we moved in — cabinets and bathrooms were original. Spent maybe S$40K to bring it to a comfortable standard. Once done it’s a great long-stay home, but go in with eyes open on the work involved.”
— Owner-occupier review via 99.co, 2024
The pattern across resident feedback for boutique Sandilands-area condos is consistent: high marks for quiet, school proximity, and the sub-S$1.1M quantum; honest grumbles about walking distance to MRT, dated finishings on resale stock, and the inevitable absence of resort-grade facilities. Owners who self-select into the boutique format almost universally accept these trade-offs as the price of entry.
Strengths & Weaknesses
- Sub-S$1.1M median quantum — among the most affordable D19 condo entries
- Boutique 20-unit scale — quiet lift lobby, no facility queue, low common-area attrition
- Eight schools within 1 km — strong P1 balloting catchment (Yangzheng, Xinmin)
- Modest maintenance fees — thin facility stack keeps recurring costs low
- Decent gross yield of 3.41% — workable for steady-income investors
- Drivable connectivity to CTE/KPE — under 18 min to CBD off-peak
- Walking distance to Kovan 209 Market food centre and Heartland Mall
- Average PSF S$1,303 — roughly half of nearby new-launch pricing
- Steady year-on-year PSF appreciation (~12% over the trend window)
- Kovan MRT is 810m walk — workable but not comfortable in tropical climate
- No major facilities — no tennis court, clubhouse, function room or concierge
- Tiny 20-unit count means thin transaction liquidity (8 sales total)
- Resale stock often needs S$30K–$50K cosmetic refresh
- En-bloc score only 34/100 — limited collective sale upside in medium term
- ShiokNest score of 35/100 reflects modest growth profile
- Front-facing units exposed to Sandilands Road bin-truck noise
- No new-build warranties — buyers carry full resale risk on fittings
Verdict
3@Sandilands is a boutique value play, full stop. It is not trying to compete with Chuan Park (S$2,596 psf, full facilities, MRT-adjacent) or The Florence Residences (S$1,745 psf, 1,410 units, club-level amenities) on facility breadth or brand prestige. What it offers is a sub-S$1.1M entry into a District 19 address with a strong school catchment, walkable-but-not-adjacent MRT access, and the practical benefits of low density — quiet lift lobby, low maintenance fees, no facility booking competition, and minimal common-area attrition.
For own-stay buyers prioritising school proximity and budget discipline, the calculus is reasonable. A young family with a child entering Yangzheng Primary in three to five years gets the 1 km affiliation distance, walkable-school logistics, and a quantum that leaves room in the family balance sheet. For investors, the 3.41% gross yield is decent for the segment but not standout; the ShiokNest score of 35/100 reflects the modest growth trajectory typical of small leasehold boutiques in this part of the district.
The honest weaknesses: tiny unit count means thin liquidity (8 transactions over the available sales window) and concentrated risk in a downturn. The walkability score of 58/100 is OK rather than excellent — a car materially improves daily quality of life. And the 20-unit scale means en-bloc upside is unlikely to materialise in the medium term, with only 34/100 on the en-bloc indicator. Buyers should treat this as a long-hold own-stay or steady-yield rental asset rather than a speculative growth bet.