Sanctuary @ 813
Sanctuary @ 813 is a freehold condominium located in District 19 (Punggol, Hougang, Serangoon Gardens), part of the Outside Central Region (OCR). The development was completed in 2011 and comprises 23 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
SANCTUARY @ 813 is a freehold condominium at UPPER SERANGOON ROAD in District 19 (OCR), developed by SUNHUAN CONSTRUCTION PTE LTD, comprising 23 units, completed in 2011.
Location & Connectivity
SANCTUARY @ 813 is approximately 570m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
22 schools within 2 km (14 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hillside World Academy | International | 290m |
| Zhonghua Primary School | Primary | 340m |
| Zhonghua Secondary School | Secondary | 350m |
| DPS International School | International | 480m |
| Montfort Junior School | Primary | 550m |
| Xinmin Secondary School | Secondary | 560m |
| Montfort Secondary School | Secondary | 570m |
| Cedar Primary School | Primary | 620m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,327 psf | $700,000 |
| 2 BR | 5 | $1,432 psf | $1,270,000 |
| 3 BR | 1 | $1,310 psf | $1,340,000 |
Market Position
SANCTUARY @ 813 has recorded 7 sales at an average price of $1,198,571.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SANCTUARY @ 813 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 | $2,285/mo | $700,000 | 3.92% | $326/mo |
| 2 BR | $3,368/mo | $1,270,000 | 3.18% | $265/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,330 psf | — |
| 2022 | 2 | $1,319 psf | ↓ 0.8% |
| 2026 | 4 | $1,457 psf | ↑ 10.5% |
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SANCTUARY @ 813 prices sit at a fresh series high after a 10.5% gain on the prior period, now 9.6% above the 2021 starting level.
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
- Only 4 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 23 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold. At ~567m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
mrt-walkable commuters and yield-focused investors should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2011 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
SANCTUARY @ 813 is a freehold development in District 19 (OCR), with 23 units, offering a gross yield of 3.1%.
At ~$1,457 psf, it represents a competitive entry point in the OCR segment.
Explore the full SANCTUARY @ 813 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SANCTUARY @ 813 against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for SANCTUARY @ 813?
Is SANCTUARY @ 813 freehold?
What is the rental yield for SANCTUARY @ 813?
Which MRT is nearest to SANCTUARY @ 813?
Sources & Next Steps
- SANCTUARY @ 813 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: 7 transactions
- Rental data: 44 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 7 records analysed · Source: URA private-sale caveats