The Topiary

Overview & Key Facts

The Topiary is a 700-unit executive condominium at Fernvale Lane in District 28, developed by Peak Living Pte Ltd (a subsidiary of Qingjian Realty) and completed in 2016. Now fully privatised after surpassing its 10-year minimum occupation period milestones, The Topiary can be freely sold to any buyer — including foreigners — without restrictions, making it a compelling entry point into the Sengkang private residential market.

Spread across eight 11-storey blocks on a sizeable site, The Topiary offers the generous unit configurations and common space that ECs are known for, at price points well below comparable private condos. The development’s name nods to the ornamental garden hedging art form, and the landscaping throughout the estate reflects this botanical theme with manicured green spaces and garden pathways connecting the blocks.

At an average PSF of $1,499, The Topiary occupies a sweet spot for upgraders: private-condo facilities and privatised status at roughly two-thirds the PSF of a new OCR launch. The trade-off is transport connectivity — the development relies on the Sengkang LRT rather than direct MRT access, which shapes the daily commute for residents who depend on public transport.

Location & Connectivity

The Topiary sits in the Fernvale precinct of Sengkang, a pocket that has matured considerably since the estate was first developed. Fernvale LRT station (590m) and Thanggam LRT station are the nearest transit options, connecting to Sengkang MRT on the North-East Line. The LRT-to-MRT transfer adds approximately 8–10 minutes to any journey, which is a real consideration for daily commuters — a trip to the CBD via Sengkang MRT takes roughly 40–45 minutes door-to-door.

The neighbourhood has solid daily amenities. Greenwich V — a small but functional mall with a supermarket, F&B, and retail — is within walking distance. Seletar Mall (700m, about a 9-minute walk) offers a larger retail selection. For more extensive shopping, Compass One at Sengkang MRT is a short LRT ride away. The popular Ci Yuan Hawker Centre, with its 40 food stalls, provides affordable dining options nearby.

School proximity is reasonable. Fernvale Primary (780m) falls within the 1km registration zone, and North Vista Primary (1.06 km) is just outside it. Sengkang General Hospital (3 km) anchors healthcare services for the area. For recreation, the Sungei Punggol Park Connector and Sengkang Riverside Park are accessible by cycling or a short drive, offering green space for weekend activities.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

The Topiary offers a comprehensive facility suite across its generously proportioned grounds. The main swimming pool and a separate children’s wading pool are complemented by a gymnasium, tennis court, BBQ pavilions, a clubhouse, and a children’s playground. The landscaping is a genuine highlight — the topiary-themed gardens and communal lawns create a green, resort-like feel that benefits from the relatively low-rise 11-storey blocks allowing sunlight to reach the ground level. For a 700-unit EC, the facility-to-resident ratio is decent, though weekends can see higher usage of the pool and BBQ areas.

“We moved from an HDB in Sengkang and the lifestyle upgrade is huge. The grounds are well maintained and the pool rarely feels overcrowded. The tennis court is first-come-first-served and our kids practically live at the playground on weekends. For the price we paid, the value is exceptional.”

— Resident review, EdgeProp, 2024

Unit Sizes & Layout

Unit types range from 2-bedroom (753 sq ft) to 5-bedroom dual-key (2,228 sq ft), with the larger configurations reflecting the EC tradition of generous floor areas. The 3-bedroom units at approximately 1,000–1,100 sq ft and 4-bedroom units at around 1,300–1,400 sq ft are notably more spacious than what current new launches offer at similar or higher PSF. Layouts are efficiently designed with minimal wastage from planters and bay windows — a Qingjian hallmark that maximises useable living space. The 5-bedroom dual-key option is particularly appealing for multi-generational families or investors seeking to rent out one portion.

Pricing & Market Position

Across 404 recorded transactions (all-time), sale prices range from $760,000 to $2,955,888, averaging $1,362,045.

Over the last 12 months, transactions averaged $1,534 psf.

Rents range from $1,316 to $6,300 per month across 194 rental transactions. Current rental yield sits at approximately 3.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE TOPIARY 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 47.7% (from $1,045 to $1,543 psf).

Neighbourhood Comparison

In the D28 EC-to-private landscape, The Topiary competes with Parc Greenwich ($1,234 PSF, 496 units) — a newer EC near Greenwich V that offers slightly lower PSF but has not yet fully privatised. High Park Residences ($1,481 PSF, 1,390 units) is a private condo alternative at a similar PSF with MRT proximity to Fernvale LRT, though its mega-development scale means a very different living experience. Nearby Parc Botannia ($1,591 PSF, 735 units) is a private condo with slightly higher PSF and marginally better finishing quality.

The Topiary’s edge is its sweet spot of privatised status, generous unit sizes, and the lowest PSF among these comparables. The $265 premium over Parc Greenwich buys you full privatisation (no resale levy, no citizenship restrictions), while the $82 discount to High Park buys you lower density and a more community-oriented scale. For pure yield comparison, The Topiary’s 3.61% outperforms all three neighbours, reflecting its lower capital base relative to achievable rents.

Lease Decay Analysis

The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE TOPIARY across multiple dimensions.

What Residents Say

“Best value EC we could find in 2023. We got a 4-bedder at around $1.3M — try finding that at a new private condo. The kids have space, the facilities are decent, and Greenwich V is walkable for groceries. The LRT is what it is, but we drive most places anyway.”

— Resident review, PropertyGuru, 2024

“The LRT commute is the biggest drawback. Fernvale LRT to Sengkang MRT, then NEL to the city — it’s 45 minutes on a good day. If the MRT was within walking distance, this place would be worth $200 PSF more easily. But for the price, you can’t complain.”

— Resident review, EdgeProp, 2025

“We’ve been here since TOP in 2016 and the estate has aged well. Maintenance fees are reasonable at about $300 for a 3-bedder. The neighbourhood has improved with Seletar Mall and more food options. Our unit has appreciated nicely since we bought at launch.”

— Original owner, PropertyGuru, 2025

Strengths & Weaknesses

Verdict

The Topiary represents one of the most compelling value propositions in the Sengkang market: a fully privatised EC with generous unit sizes, solid facilities, and a proven track record of capital appreciation since its original launch. At $1,499 PSF, it trades at roughly 55–65% of the PSF of new OCR private condos, while offering comparable or larger unit sizes. The profitability score of 75/100 reflects the strong gains that early buyers have enjoyed, and the investment score of 73/100 acknowledges the decent rental yield of 3.61%.

The honest limitation is transport. With only LRT access (no MRT within walking distance), The Topiary requires either a tolerance for the LRT-to-MRT transfer or a reliance on driving. At 85 years remaining on the lease, the tenure is acceptable but not premium — buyers on a 20–25 year holding horizon should factor in the declining lease in any long-term investment calculation. The 700-unit size also means more competing supply when selling, though the EC-to-private conversion market historically sees steady demand.

For HDB upgraders in the Sengkang-Punggol corridor seeking maximum space per dollar with private condo facilities, The Topiary delivers excellent value. It is best suited to families with at least one car, who prioritise unit size and community living over transit convenience. The 3.61% gross yield makes it one of the better rental performers in D28, particularly for the 5-bedroom dual-key configuration.