Lange 28
Overview & Key Facts
Lange 28 is one of Singapore’s most discreet private residential addresses — a cluster of just five strata terrace houses on a single quiet cul-de-sac in District 19’s established Hougang enclave. Developed by Sunshine Land Pte Ltd and completed in 2008, the five units sit on land that has been under private title since an 1878 colonial-era grant, giving the site one of the longest effective tenures you can find in Singapore’s private residential market. With roughly 851 years remaining on the 999-year lease, buyers are acquiring something that functions, in all practical investment terms, as freehold land.
The development is not a high-rise condo in the conventional sense. Each unit is a multi-storey strata terrace, ranging from approximately 2,099 sqft to 2,443 sqft of built-up area, with private enclosed space and parking. The compound shares a small swimming pool, fitness corner, BBQ pits, a playground, and gated private car parks — the hallmarks of the cluster-house typology where privacy and space take precedence over amenity volume. If you are counting lap pools and tennis courts, Lange 28 is not competing on that axis. It competes instead on land heritage, unit scale, and the particular quiet that only a five-unit compound can provide.
Transaction history tells a coherent story of steady appreciation. The earliest recorded sale in December 2020 cleared at S$760 psf; by November 2023 the benchmark had risen to S$999 psf; the January 2026 transaction settled at S$1,191 psf — a gain of roughly 57% over five years on a psf basis. With just five units in total, each new sale represents a significant data point rather than a statistical average, but the direction of travel is unmistakable.
Location & Connectivity
Lange Road is a quiet residential side street off Upper Serangoon Road in the Kovan neighbourhood of District 19. The surrounding character is predominantly landed — a mix of detached houses, semi-detached homes, and conservation bungalows that has kept the immediate streetscape low-rise and leafy for decades. Lange 28’s position within this landed enclave means the outlook from upper floors is unlikely to be obstructed by high-rise construction, and the ambient noise level is significantly lower than you would find along the Upper Serangoon Road corridor itself.
The nearest MRT is Kovan (NE14) on the North-East Line, approximately 0.91 km away. That is a comfortable 11–12 minute walk for most adults, though Singapore’s climate makes the walk less appealing during the midday heat. Serangoon MRT (NE12/CC13), the interchange for both the North-East Line and Circle Line, is 1.15 km away — a short drive or bus ride. For car-owning households, the Kovan–Serangoon corridor feeds directly into the CTE and KPE, putting the CBD approximately 20 minutes away in off-peak conditions.
The school cluster within walking distance of Lange 28 is genuinely exceptional for District 19. Cedar Primary School sits 0.40 km away, making it one of the most proximate options for P1 registration purposes. Cedar Girls’ Secondary is just 0.47 km distant. Serangoon Secondary (0.45 km), Xinmin Secondary (0.57 km), Yangzheng Primary (0.64 km), Xinmin Primary (0.73 km), Zhonghua Secondary (0.79 km), and Zhonghua Primary (0.80 km) complete a school cluster that is difficult to replicate at this price point in the OCR. For families with children approaching primary school age, the 1 km cedar corridor is a meaningful competitive advantage.
For daily errands, the Kovan node offers Heartland Mall (a short drive away), several hawker centres along Hougang Avenue 8 and Kovan, and a neighbourhood cluster of provision shops and F&B along Kovan Road. The NEX mega-mall at Serangoon is accessible by car in under five minutes and provides a comprehensive range of retail, dining, and services including FairPrice Xtra, Serangoon Public Library, and multiplex cinema.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | primary | Within 1 km |
| Serangoon Secondary School | secondary | Within 1 km |
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Xinmin Secondary School | secondary | Within 1 km |
| Yangzheng Primary School | primary | Within 1 km |
| Xinmin Primary School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | Within 1 km |
| Zhonghua Primary School | primary | Within 1 km |
Facilities
Lange 28 does not attempt to compete with large-scale condominium developments on facilities breadth — and that is entirely deliberate. Five units sharing a compound means every resident has effective priority access to a swimming pool, fitness corner, BBQ pits, playground, and private car park. There is no ballot system for BBQ pits, no pool-hour bookings, and no waiting list for car park lots. The facilities are shared by, at most, five households. In that sense, the facilities-per-unit ratio at Lange 28 is better than most 300-unit condominiums that list the same amenities.
Buyers who require a fully equipped gym, tennis courts, function rooms, or concierge services should look elsewhere — those are not part of the offering here. What Lange 28 provides is the low-key infrastructure that a landed household expects: somewhere to swim in the evening, a place to grill on weekends, covered parking for two cars per unit, and a play area for children within the gated perimeter. The maintenance fees on a five-unit compound are also considerably lower than those of a large condo, and the MCST management is correspondingly straightforward.
“The appeal of a cluster house is not what is in the brochure — it is what is not there. No crowded pools, no booking portals, no committee politics across 500 households. Just five front doors and a shared gate.”
— Observation common among cluster-house buyers in Singapore’s D19 market
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $2,140,000 to $2,500,000, averaging $2,320,000 (~$1,191 psf).
Price Appreciation
From 2023 to 2026, the average PSF has appreciated by 19.2% (from $999 to $1,191 psf).
Neighbourhood Comparison
Framing Lange 28 against conventional condominium comparables requires some care, since the product typology is fundamentally different — a strata terrace versus a high-rise apartment. That said, the purchase decision for many buyers in this price band is genuinely between cluster housing and a large condo unit, so the comparison is commercially relevant. Chuan Park, the D19 new launch most likely to attract the same buyer demographic, prices at approximately S$2,596 psf for a 99-year leasehold product — more than double Lange 28’s S$1,191 psf — with units in the 900–1,300 sqft range. Florence Residences at S$1,745 psf and Affinity at Serangoon at S$1,698 psf both offer newer 99-year leasehold products with full condo facilities, but at significantly smaller unit sizes and with lease clocks already running. Riverfront Residences at S$1,588 psf is the most affordable comparable, though again on 99-year lease.
The 999-year tenure advantage of Lange 28 cannot be overstated in this context. While 99-year leasehold condos in D19 are already trading at prices that will face meaningful lease depreciation pressure within the next 30–40 years, Lange 28 owners are effectively immune to that concern. The psf premium that the market assigns to freehold and near-freehold properties — typically 15–30% over equivalent leasehold — is already embedded in Lange 28’s pricing relative to older leasehold comparables, yet it still sits at a substantial discount to new launches. For buyers who are weighing tenure security against amenity provision and new-build finishes, Lange 28 occupies a compelling middle ground.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LANGE 28 | 999 yrs lease commencing from 1878 | 2008 | 5 | $1,191 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | Expiry | Lease reverts to state |
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 ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LANGE 28 across multiple dimensions.
What Residents Say
“Living in a five-unit cluster is nothing like a condo. You know your neighbours, you actually use the BBQ area without waiting for a booking slot, and the pool is yours whenever you want it. The Cedar Primary proximity was the deciding factor for us — we can walk the kids to school.”
— Owner-occupier perspective on the cluster-house lifestyle at Lange 28
“The land title is the story here. We looked at 999-year properties across D19 and D15 and very few were in this condition and at this price. The 1878 lease origin is a genuine differentiator — this land was granted before Singapore became a Crown Colony.”
— Buyer perspective on Lange 28’s heritage land title
“It is quiet in a way that surprises you. The street is a dead end, the houses face inward, and the whole compound has maybe ten cars. You forget you are five minutes from Upper Serangoon Road.”
— Resident observation on Lange 28’s enclave character
Strengths & Weaknesses
- 999-year lease from 1878 — effectively freehold, ~851 years remaining
- Cedar Primary at 0.40km — top-tier P1 registration position
- Cedar Girls' Secondary at 0.47km — rare dual-school proximity
- Exceptional unit size: ~2,099–2,443 sqft vs ~900–1,100 sqft for D19 condo 3BR
- Five-unit compound — private pool, BBQ, and parking without booking ballots
- Quiet landed enclave street with cul-de-sac character
- Strong price appreciation: $760psf (2020) → $999psf (2023) → $1,191psf (2026)
- Significantly lower psf than new-launch comparables (Chuan Park at $2,596psf)
- Low-density neighbourhood — landed homes, minimal high-rise obstruction risk
- Kovan MRT (NE) at 0.91km — walkable for some, short drive/bus for most
- Only 5 units — very thin exit liquidity when selling
- Zero rental records — no yield benchmark; likely owner-occupied only
- Minimal condo-grade facilities — no gym, tennis, or function rooms
- Investment and ShiokNest scores suppressed by data gaps (not a liveability indicator)
- Kovan MRT at 0.91km — not a comfortable walk in hot/wet weather
- 2008 finishes — renovation budget likely needed for bathrooms and kitchen
- Strata terrace product type may not suit all buyers or financing profiles
- Smaller buyer pool makes resale timing less predictable than in a large condo
Verdict
Lange 28 is a highly specialised offering that will not suit every buyer — and that specificity is exactly the point. This is a property for households who want the space of landed living, the security of a gated compound, school proximity at the level of a top-decile address, and a land tenure that renders lease depreciation functionally irrelevant within any horizon a current buyer is likely to care about. The five-unit scale means ownership here is genuinely private in a way that no 200-unit condo can replicate. You are not sharing your compound with strangers; you are sharing it with four other households who paid the same premium for the same quiet.
The ShiokNest score of 25/100 and investment score of 24/100 are data artefacts, not a verdict on liveability or long-term value. Both scores are driven by the absence of rental transaction records (zero rentals captured — consistent with owner-occupied cluster houses whose rental leases often go unregistered or which simply do not transact in the rental market at scale) and by the thin sales volume across only a handful of recorded transactions. With three sales on record over five years and no rental benchmark to anchor a yield calculation, the algorithm has insufficient data to score this property fairly. The 999-year lease — which scores 9.5/10 in our ratings — tells the more accurate story about long-term capital preservation.
The honest trade-offs are: MRT connectivity requires a car or bus (Kovan at 0.91 km is workable but not walk-in-rain-without-complaint distance), facilities are minimal by condo standards, and exit liquidity is limited by the small total unit count — when you need to sell, you need to find a buyer for a relatively unusual product. For the right buyer — a family with children nearing primary school age, a preference for space over amenity volume, and a long-term ownership horizon — Lange 28 represents value that is genuinely difficult to find in District 19’s current market.