Jansen 28
Located in District 19 (Punggol, Hougang, Serangoon Gardens), Jansen 28 is a 999-year leasehold condominium in the Outside Central Region (OCR). The development was completed in 2000 and comprises 30 units, on a lease that commenced in 1876. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
JANSEN 28 is a 999 yrs lease commencing from 1876 condominium at JANSEN ROAD in District 19 (OCR), developed by MS KOH SIEW HOON / MR NEO ENG KIAT, comprising 30 units, completed in 2000.
Location & Connectivity
JANSEN 28 is approximately 910m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
24 schools within 2 km (11 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hillside World Academy | International | 450m |
| Serangoon Secondary School | Secondary | 460m |
| Xinmin Secondary School | Secondary | 510m |
| Yangzheng Primary School | Primary | 510m |
| Cedar Primary School | Primary | 520m |
| Cedar Girls' Secondary School | Secondary | 590m |
| Xinmin Primary School | Primary | 670m |
| Xinghua Primary School | Primary | 850m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,094 psf | $730,000 |
| 3 BR | 2 | $1,289 psf | $1,609,000 |
| 4 BR | 3 | $1,019 psf | $1,658,333 |
Market Position
JANSEN 28 has recorded 6 sales at an average price of $1,487,167.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at JANSEN 28 typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,650/mo | $730,000 | 4.36% | $363/mo |
| 3 BR | $3,134/mo | $1,609,000 | 2.34% | $195/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $918 psf | — |
| 2022 | 1 | $1,094 psf | ↑ 19.1% |
| 2024 | 2 | $1,254 psf | ↑ 14.6% |
| 2026 | 1 | $1,289 psf | ↑ 2.8% |
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The latest reading marks the highest point in this series — JANSEN 28 prices have climbed 40.4% since 2021.
Price Index Check
The ShiokNest Price Index for District 19 reads 131.3 as of June 2026 — up 2.8% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,752 psf | 873 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,596 psf | 648 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 604 |
| SERANGOON GARDEN ESTATE | Freehold | $1,759 psf | 491 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 30-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, p1 school balloting families and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
quiet sanctuary seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
JANSEN 28 is a 999 yrs lease commencing from 1876 development in District 19 (OCR), with 30 units, offering a gross yield of 2.5%.
At ~$1,289 psf, it represents a competitive entry point in the OCR segment.
Explore the full JANSEN 28 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JANSEN 28 against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for JANSEN 28?
Is JANSEN 28 freehold?
What is the rental yield for JANSEN 28?
Which MRT is nearest to JANSEN 28?
Sources & Next Steps
- JANSEN 28 Dashboard — Live charts and analytics
- URA — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions
- Rental data: 21 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 6 records analysed · Source: URA private-sale caveats