Lush Acres

Overview & Key Facts

Lush Acres sits along Fernvale Close in the north-east corridor of District 28 — a quieter residential enclave wedged between Sengkang Riverside Park and the LRT loops that stitch the Fernvale cluster together. Developed by Verspring Properties — a subsidiary of City Developments Limited (CDL) — and completed in 2016, it is the only Executive Condominium within its immediate cluster of private projects, a distinction that sets it apart from neighbours Riverbank @ Fernvale and Rivertrees Residences.

With just 380 units across four 25-storey point blocks — each level housing only four apartments — Lush Acres offers a density profile that is rare for an EC. The site covers a land area of 14,006 sqm with a site coverage of just 22%, leaving the majority of the grounds to facilities and greenery. What the development is most known for, however, is its centrepiece: Singapore’s first 100-metre lap pool in a residential project, an amenity that still raises eyebrows a decade after launch.

The 2026 milestone is significant for Lush Acres: reaching 10 years from its TOP date triggers full privatisation, opening the resale market to foreign buyers for the first time and erasing the last EC-era ownership restriction. EdgeProp notes it is one of 11 ECs privatising in 2026, a cohort that has seen strong speculative and organic interest as nationality restrictions lift. Since MOP in 2021, Lush Acres has recorded approximately 30.1% capital appreciation — behind the 56% islandwide EC average for its vintage, but ahead of neighbour The Topiary’s absolute PSF level, reflecting its lower EC entry price and strong demand from the HDB upgrader pool in the Fernvale catchment.

Location & Connectivity

The honest answer on connectivity is that Lush Acres is LRT-dependent. Layar LRT station is approximately 360 metres away, Kupang LRT around 420 metres, and Fernvale LRT roughly 510 metres — all easily walkable. The catch is that the Sengkang LRT is a feeder loop requiring a transfer at Sengkang interchange before accessing the North-East Line proper. For commuters going into the CBD or Orchard, the journey involves LRT to Sengkang (NE16), then NEL to Dhoby Ghaut or Raffles Place — functional, but not the same as a 10-minute walk to an interchange. In practice, residents with cars find the location considerably more versatile: the TPE, CTE, and KPE are all accessible, putting Orchard within roughly 20 minutes in off-peak conditions.

For everyday living, the surroundings punch above the LRT inconvenience. The Seletar Mall is nearby, housing a FairPrice Finest, food court, cinema, and a range of retail that covers most household needs without a major trip. Sheng Siong and a second FairPrice provide grocery alternatives. The Fernvale Community Centre opened to strengthen the local community infrastructure further. Bus connectivity is solid — bus stops on Sengkang West Way are a 2-minute walk and serve routes into Sengkang and beyond.

The standout environmental asset is Sengkang Riverside Park, which wraps around Punggol Reservoir just north of the development. Jogging, cycling, kayaking, and weekend family outings along the waterfront are accessible on foot — a lifestyle benefit that costs nothing extra and improves meaningfully with children.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Lush Acres earns its strongest marks in facilities. The development is organised into five thematic zones — Velocity, Tranquility, Vivacity, Vitality, and the Sculptural Clubhouse — each with a distinct amenity character. The zones sit on an elevated deck approximately 5 metres above road level (itself already raised 1.8 metres from the street), which creates a moat-like separation from the surrounding roads and contributes to the sense of resort enclosure.

The headline is the 100-metre lap pool — Singapore’s first in a residential development. This is not a vanity claim: at 100 metres, serious lap swimmers can turn in proper sets without a flip-turn every 25 or 50 metres. The pool deck includes a Jacuzzi, Aqua Lounge Beds, Aqua Bikes, Aqua Climbers, and a Raindrops Kiddie Pool for younger residents. Alongside sits a Wave Wall and a timber sun deck. The Sculptural Clubhouse is cantilevered over the pool to create a floating visual effect — an architectural flourish that makes the facility zone genuinely photogenic.

Beyond the pool, the offering covers most active-lifestyle needs: tennis court, gymnasium, outdoor fitness corner, and jogging track sit in the Vitality zone; the clubhouse houses a function room residents have described as “quite huge” with sofas and a washing area; BBQ decks and a picnic lawn round out the social spaces. One genuinely unusual feature is the AgriCube — a climate-controlled cabin for hydroponic and organic farming that makes Lush Acres the first EC in Singapore to offer resident farming as an amenity.

“First time came across 100m pool and nice tennis court. Very good ambience and well designed facilities!”

— Resident review via EdgeProp

“Quality furnishing and common area are well maintained. The function room is quite huge and comes with sofa and a washing area.”

— Resident review via EdgeProp

Unit Sizes & Layout

One of Lush Acres’ more distinctive design choices is its balcony-entrance layout concept, where residents step through a semi-outdoor balcony-style foyer before entering the main living area — creating a transitional “porch” feel that echoes a landed home entry sequence. This is an architectural choice specific to Lush Acres among Singapore ECs and tends to divide opinion: some buyers find it adds a sense of arrival; others feel the space is less efficient than a conventional entrance corridor.

With four point blocks and only four units per floor, Lush Acres has one of the lowest corridor-neighbour-sharing ratios among Fernvale-area condos. The result is a meaningful quietness in the common corridors and a reduced sense of “apartment block” living compared to developments with six, eight, or more units per level.

Unit sizes in the EC era were competitively generous relative to private launches of the same vintage. Typical 3-bedroom units ranged from around 947–1,184 sqft, and 4-bedroom units from around 1,281–1,539 sqft — meaningfully larger than equivalent square-footage in newer private launches in the same district. Finishings are consistent with EC-grade positioning: functional and well-maintained, though buyers considering resale units should budget for a bathroom refresh and kitchen appliance upgrade to bring the interior presentation in line with current standards.

Pricing & Market Position

Across 152 recorded transactions (all-time), sale prices range from $855,000 to $2,330,000, averaging $1,433,397.

Over the last 12 months, transactions averaged $1,428 psf.

Rents range from $1,400 to $6,000 per month across 48 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at LUSH ACRES 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 35.6% (from $1,058 to $1,435 psf).

Neighbourhood Comparison

The natural peer group is the Fernvale cluster: Riverbank @ Fernvale (1,472 units, full private, ~$1,350 psf) and Rivertrees Residences (495 units, full private, ~$1,400 psf), both on 99-year leases from 2013. All three share essentially the same lease clock, which narrows the EC tenure-discount argument to near-zero for second-hand Lush Acres buyers. Where Lush Acres maintains an edge is density and facilities: Riverbank is a large-scale development with a more institutional feel; Rivertrees offers waterway frontage and a slightly more premium positioning, but lacks the 100m pool. For buyers who value the pool and lower-density living, Lush Acres remains differentiated.

Against The Topiary (another privatising 2026 EC in the broader area), Lush Acres has a lower average PSF ($1,373 vs $1,459) despite a broadly similar lease age — suggesting it remains the more accessible entry point for buyers comparing the two ECs. The Topiary’s higher PSF reflects its marginally better MRT proximity.

For buyers comparing against newer launches further into Sengkang or Punggol, the calculus involves paying a significant new-launch premium (S$1,600–$1,900 psf range) for a fresher 99-year lease and potentially better MRT access, versus Lush Acres’ lower psf, privatised status, and the unique 100m pool — with ~86 years of lease remaining. Neither is universally superior; the right answer depends on whether the buyer is optimising for commute convenience or lifestyle-and-value-for-money.

Lease Decay Analysis

The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 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 ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LUSH ACRES across multiple dimensions.

What Residents Say

“Nice condo, good facilities and ambience. However, the security staff at the front gate can sometimes be rude and impatient towards visitors. Hopefully management can address this.”

— Resident review via PropertyGuru

“Good location near Seletar Mall, Sheng Siong and park connector. Pools are well maintained and the 100m lap pool is genuinely impressive — you don’t see this anywhere else in Singapore residential.”

— Resident review via EdgeProp

“Quiet and low density. Love that there are only 4 units per floor — feels much more private than other condos I have lived in. Kids love the kiddie pool and the park is 10 minutes’ walk.”

— Resident review via EdgeProp

The pattern across review platforms is consistent: residents are highly positive about facilities quality and maintenance, the low-density feel, and proximity to Sengkang Riverside Park. The recurring friction point is front-gate security conduct — a management issue rather than a structural one, though one worth noting for buyers sensitive to day-to-day estate management quality. No significant infrastructure complaints (lifts, maintenance response, pest control) surface in recent reviews, suggesting the MCST is running the estate competently at this stage of the property lifecycle.

Strengths & Weaknesses

Verdict

Lush Acres occupies a specific and defensible niche in the Sengkang market. For HDB upgraders who want the private-condo lifestyle without paying private-condo prices — and who have children in, or approaching, primary school age — the value proposition at the time of EC purchase was among the strongest available in District 28. Those buyers are now sitting on approximately 30% capital gains since MOP, and the 2026 privatisation milestone adds a structural tailwind as the buyer pool expands.

For buyers entering the resale market today, the arithmetic is more nuanced. At roughly S$1,424 psf, Lush Acres is trading close to parity with nearby private condos Riverbank @ Fernvale and Rivertrees Residences — the EC pricing discount that made original buyers wealthy has largely closed. The remaining advantage is the development’s specific character: low density, the 100m lap pool, the park connector to Sengkang Riverside, and a four-school 1-km radius that makes P1 registration genuinely competitive.

The central constraint is the LRT dependency. For households without a car, the commute pattern — walk to Layar, LRT to Sengkang, NEL downtown — is functional but adds 10–15 minutes versus a direct MRT walkable development. Buyers who are MRT-dependent and primarily CBD-bound should weigh this honestly against the lifestyle premium that Lush Acres charges in PSF terms.

At a PLB MOAT score of 6.6/10, Lush Acres sits in the solid-middle tier: good but not exceptional by analytical models. What the models do not fully capture is the “only EC in the cluster” narrative, the 100m pool as a conversation piece and genuine differentiator, and the waterfront access that competing developments at similar PSF cannot replicate.