Alana

Overview & Key Facts

Alana is not a condominium in the conventional sense. It is a 78-unit strata landed cluster housing development at 54–210 Sunrise Terrace in Ang Mo Kio, District 28 — one of Singapore’s quietest residential pockets in the greater Seletar area. Developed jointly by Far East Organization (via Bullion Holdings) and Cabana JV, and completed in 2017, Alana offers something increasingly rare in Singapore’s private housing market: a landed home with condo-style facilities on a 103-year lease from 2013.

Each of the 78 units is a three-storey terrace house with a basement (providing two private car park lots) and an open-to-sky roof terrace. Built-up areas range from approximately 2,998 sqft to 3,900 sqft — explaining the seemingly low PSF of around S$1,102 against an average quantum of S$2.94 million. These are genuinely large homes by any Singapore standard, closer in liveability to freehold landed property than to the typical 1,000 sqft condo unit.

The development is organised into four Hawaiian-themed clusters — Kai (ocean), Nani (beautiful), Kala (sun), and Ola (healthy) — each with its own character and layout variations across four unit types (A, B, C, and D). The naming is whimsical, but the clustering provides a sense of neighbourhood identity within the compound. With only 78 units sharing the facilities, Alana is about as boutique as strata landed gets.

Location & Connectivity

Alana sits in the Seletar Hills enclave, a low-density residential area sandwiched between Ang Mo Kio and Sengkang. This is landed territory — the surrounding streets are lined with detached and semi-detached houses, and the development is set well away from the HDB heartland bustle. The trade-off for this serenity is that almost nothing is within comfortable walking distance.

The nearest MRT station is Yio Chu Kang (NS15), approximately 1.48 km away — a walk of around 20 minutes along sheltered-only-in-parts residential roads. This is firmly car-dependent territory. The Thomson-East Coast Line’s Lentor station (TE5) is a similar distance, offering an alternative route into the city. In practice, most Alana residents drive.

For daily amenities, Seletar Mall is a 3-minute drive and serves as the de facto neighbourhood hub, with a FairPrice, food court, and essential retail. Greenwich V is about 5 minutes by car. For larger shopping trips, Ang Mo Kio Hub and NEX at Serangoon are within a 10-minute drive. The famous Jalan Kayu stretch — known for its prata, nasi lemak, and late-night eateries — is just minutes away and is a genuine lifestyle draw for residents in this part of District 28.

Drivers benefit from proximity to the Seletar Expressway (SLE) and the Central Expressway (CTE). The CBD is reachable in roughly 25 minutes during off-peak hours. Changi Airport is about 20 minutes via the TPE. The Seletar Aerospace Park and surrounding industrial zones are a short drive, which is relevant for buyers working in the north-east corridor.

Schools & Education

Facilities

For a 78-unit development, Alana provides a respectable suite of shared facilities. The centrepiece is a 50-metre lap pool, which is genuinely impressive for a boutique estate — many developments three times this size offer shorter pools. Supporting aquatic amenities include a wading pool, spa pool, and pool deck area.

On land, the development offers a clubhouse, a gym, a garden pavilion, poolside pavilion, children’s playground, and spa garden. There is also 24-hour security, which is standard for strata landed but adds a layer of gated-community comfort that pure landed homes on public roads do not provide.

The reality check is that facilities at a 78-unit cluster housing estate will never rival a mega-development. There is no tennis court, no function room worth booking for large events, no indoor sports hall. But the low unit count means the pool is rarely crowded, the gym is available when you want it, and the communal spaces retain a sense of exclusivity. For buyers coming from larger condos who found themselves competing for pool lanes and BBQ pit bookings, the quietude here is a genuine upgrade.

Each home’s private roof terrace effectively doubles as a personal outdoor facility — residents use these for BBQs, container gardens, and al fresco dining, reducing dependence on shared amenities. The dual-frontage design of most units also means better natural ventilation than typical terraces.

Pricing & Market Position

Across 41 recorded transactions (all-time), sale prices range from $2,360,000 to $3,790,684, averaging $2,941,871.

Over the last 12 months, transactions averaged $1,086 psf.

Rents range from $6,000 to $9,650 per month across 71 rental transactions. Current rental yield sits at approximately 3.3%.

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 16.9% (from $892 to $1,043 psf).

Neighbourhood Comparison

Alana’s competitive set is unusual because it straddles the condo and landed categories. Against conventional D28 condos, the numbers look like this:

• Parc Greenwich (S$1,234 psf): New EC launch, much smaller units (~900–1,300 sqft), better MRT proximity (Seletar/Fernvale area), fresh lease. Appeals to a completely different buyer profile — younger couples and small families prioritising affordability and transport.
• High Park Residences (S$1,481 psf): Large 1,390-unit development near Fernvale, conventional condo units. Higher PSF but far lower quantum per unit. Better public transport links. Facilities benefit from mega-development scale.
• The Topiary (S$1,212 psf): Executive condo near Seletar Mall, closer to amenities than Alana. Standard condo layouts at lower quantum. Better walkability to daily essentials.

The more meaningful comparison is against other strata landed and cluster housing options in the north-east corridor. Against freehold terraces in the Seletar Hills vicinity (typically S$3.5M–S$5M+ for comparable floor area), Alana offers a lower entry point with the added benefit of shared facilities and 24-hour security — at the cost of leasehold tenure and strata title restrictions on renovations.

The PSF trend over recent years — S$991 → S$1,042 → S$1,020 → S$1,069 → S$1,101 — shows a slow, steady uptrend without dramatic spikes. This is typical of strata landed in suburban locations: prices track the broader market but with lower volatility and lower absolute appreciation than condo apartments in better-connected locations. For a buy-and-hold own-stay buyer, this stability is reassuring. For an investor seeking capital gains, it underscores why the investment score sits at 55/100.

Lease Decay Analysis

The 103-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 90 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~80 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates ALANA across multiple dimensions.

What Residents Say

“Very peaceful development, feels like living in a private estate. The pool is never crowded because there are only 78 homes. Downside is you absolutely need a car — nothing is within walking distance.”

— Resident feedback via PropertyGuru

“Spacious layout, love the roof terrace. The kids have so much room compared to our old condo. Basement parking for two cars is a must-have in this location.”

— Resident feedback via EdgeProp

“Location is very quiet, close to Seletar. Not ideal for public transport users. The cluster housing concept is nice but maintenance fees are higher than you’d expect for what you get.”

— Resident feedback via 99.co

The consistent theme across resident feedback is satisfaction with the space and privacy, paired with acknowledgement that the location demands car ownership. Families with children particularly appreciate the multi-storey layout and roof terrace as functional living space. The maintenance fee level is occasionally flagged — with only 78 units sharing upkeep of a 50m pool, gym, security, and landscaping, the per-unit cost is inevitably higher than in a 500-unit condo spreading the same costs across more households.

Strengths & Weaknesses

Verdict

Alana occupies a very specific niche: it is a strata landed home for buyers who want landed-scale space, gated security, and shared facilities, in a quiet suburban location where the car is king. At S$1,102 psf and a ~S$2.94M quantum, it offers roughly 3,000–3,900 sqft of living space — a proposition that no condo in the same price range can match on pure floor area.

The trade-offs are equally clear. A walkability score of 20/100 is not a rounding error — it reflects a genuine dependence on private transport for virtually everything, from groceries to MRT access. The 103-year lease from 2013 leaves 86 years today, but the development will cross the psychologically significant 75-year mark in just 11 years (2037), which may start to weigh on buyer sentiment and bank valuations even before the actual financing impact kicks in. The investment score of 55/100 and en-bloc score of 34/100 further confirm that this is an own-stay purchase, not a capital-gains play.

Compared to competitors in the D28 corridor, Alana’s PSF is lower than both High Park Residences (S$1,481 psf) and Parc Greenwich (S$1,234 psf), but those are conventional condo apartments with MRT-adjacent locations and standard unit sizes. The comparison is not apples-to-apples: Alana buyers are purchasing a fundamentally different product — a landed house with condo facilities — and should evaluate it against other strata landed options, not against apartment condos.

For the right buyer — a car-owning family that values space, quiet, and privacy over urban convenience and MRT access — Alana delivers genuine lifestyle value that is difficult to replicate at this quantum. For anyone else, the isolation and lease trajectory make it a harder recommendation.