AGrade

Resale Project Scorecard

High Park Residences

D28 · Seletar, Yio Chu Kang · 99-year leasehold · completed 2019 · 1,390 units

Grade A, 7.13 out of 10, the 6th highest score among 17 resale condos in District 28.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 87 yrs
Resales, 12 months to Oct 2026: 49
To Thanggam LRT: 50 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

High Park Residences Score

A
Grade
Score out of 10: 7.13
Highest score among 17 resale condos in District 28: 6th

Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, MRT access.

Project's Historical Performance25%9/10

Avg Ann. of +5.00% — top-quartile performance within its 2019-era cohort (84th percentile).

The district median is 7/10.

Primary School Effect20%10/10

3 primary schools within 1km (nearest: Sengkang Green Primary School at 0.22km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Sengkang Green Primary School
Fern Green Primary School
Fernvale Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%7/10

1390 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition.

The district median is 8/10.

MRT Proximity13%1/10

50 m from Thanggam LRT (SW4), 2.3 km from Sengkang MRT (NE16 / STC) — weaker MRT access, likely requires bus or car for most trips.

The district median is 2/10.

Rental Yield10%7/10

Rental yield of 3.91% — strong income return.

The district median is 5/10.

Tenure10%8/10

99YR tenure — about 87 years remaining — no near-term decay concern.

The district median is 8/10.

Future Transformation6%2/10

Marginal future-catalyst exposure — nearest driver: Serangoon North MRT (CR9, CRL1) at 2.81km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.

The district median is 3/10.

Scores updated October 2026. On the map →

Why High Park Residences scores 7.13

High Park Residences scores 7.13 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 321st of 2,350 resale condos scored in Singapore and 6th of 17 in District 28 (Seletar, Yio Chu Kang). Its strongest factors are Primary School Effect (10/10) and Project's Historical Performance (9/10); its weakest is MRT Proximity (1/10).

Factor	This condoHigh Park Residences	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	9/10	7/10	+0.50	69% of district
Primary School Effect20%	10/10	9/10	+0.20	63% of district
Project Size16%	7/10	8/10	−0.16	25% of district
MRT Proximity13%	1/10	2/10	−0.13	0% of district
Rental Yield10%	7/10	5/10	+0.20	94% of district
Tenure10%	8/10	8/10	±0.00	13% of district
Future Transformation6%	2/10	3/10	−0.06	0% of district

Medians are across the 17 scored resale projects in District 28 (Seletar, Yio Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between High Park Residences and a median-profile project (6.57). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

High Park Residences Prices

By unit type at High Park Residences

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom441 sq ft	441 sq ft	$645,000 to $770,000	$1,688 psf	7
2-bedroom667 sq ft	667 sq ft	$942,000 to $1.25M	$1,661 psf	24
3-bedroom893 sq ft	893 sq ft	$1.30M to $1.62M	$1,536 psf	9
4-bedroom1,157 sq ft	1,157 sq ft	$1.93M to $2.09M	$1,682 psf	6
5-bedroom1,421 sq ft	1,421 sq ft	$2.25M to $2.40M	$1,605 psf	3

Past transactions at High Park Residences

Unit

49 resales, Nov 2025 to Oct 2026 · median $1,661 psf · $645,000 to $2,405,000 · all 49 sold at a profit

								Sale
15 Sep 2026	27 Fernvale Road	3	#03-32322BR · Blk 27	2BR	667	$1,584	$1,057,000	Resale
8 Sep 2026	31 Fernvale Road	5	#05-48483BR · Blk 31	3BR	893	$1,477	$1,320,000	Resale
7 Aug 2026	21 Fernvale Road	24	#24-01012BR · Blk 21	2BR	667	$1,660	$1,108,000	Resale
4 Aug 2026	23 Fernvale Road	4	#04-11114BR · Blk 23	4BR	1,152	$1,676	$1,930,000	Resale
31 Jul 2026	23 Fernvale Road	14	#14-13132BR · Blk 23	2BR	678	$1,696	$1,150,000	Resale
27 Jul 2026	23 Fernvale Road	16	#16-15153BR · Blk 23	3BR	893	$1,511	$1,350,000	Resale
17 Jul 2026	29 Fernvale Road	11	#11-38383BR · Blk 29	3BR	980	$1,654	$1,620,000	Resale
13 Jul 2026	23 Fernvale Road	6	#06-11114BR · Blk 23	4BR	1,152	$1,676	$1,930,000	Resale
8 Jul 2026	31 Fernvale Road	9	#09-44441BR · Blk 31	1BR	452	$1,681	$760,000	Resale
30 Jun 2026	23 Fernvale Road	14	#14-16162BR · Blk 23	2BR	581	$1,634	$950,000	Resale

Median PSF by month

High Park ResidencesD28, all resale condos

Show as a table

Period	Sales	Median PSF	D28
Nov 2025	13	$1,687 psf	$1,593 psf
Dec 2025	3	$1,633 psf	$1,500 psf
Jan 2026	4	$1,660 psf	$1,531 psf
Feb 2026	5	$1,652 psf	$1,600 psf
Mar 2026	1	—	$1,536 psf
Apr 2026	1	—	$1,515 psf
May 2026	8	$1,588 psf	$1,572 psf
Jun 2026	5	$1,696 psf	$1,531 psf
Jul 2026	5	$1,676 psf	$1,528 psf
Aug 2026	2	$1,668 psf	$1,538 psf
Sep 2026	2	$1,531 psf	$1,550 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +5.2% a year, ranked 2 of 12 in D28 and 81 of 715 condos. See the most profitable condos in D28 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

High Park Residences Rent

Median rent a month: $2,600 to $5,000
Gross yield: 3.0% to 4.1%
Rental contracts: 236

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,600	$2,550 to $2,700	4.1%	51
2-bedroom	$3,150	$3,000 to $3,250	3.5%	139
3-bedroom	$3,700	$3,600 to $3,800	3.3%	41
4-bedroom	$5,000	$4,800 to $5,000	3.0%	5

Rental contracts at High Park Residences

267 contracts, Sep 2025 to Aug 2026 · median $3,088 a month · $2,150 to $5,200

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$2,600
Aug 2026	1BR	400 to 500 sq ft	$2,600
Aug 2026	1BR	400 to 500 sq ft	$2,750
Aug 2026	2BR	600 to 700 sq ft	$2,750
Aug 2026	2BR	500 to 600 sq ft	$2,900
Aug 2026	2BR	500 to 600 sq ft	$2,950
Aug 2026	2BR	500 to 600 sq ft	$3,000
Aug 2026	2BR	700 to 800 sq ft	$3,000
Aug 2026	2BR	500 to 600 sq ft	$3,000
Aug 2026	2BR	500 to 600 sq ft	$3,050

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

High Park Residences By stack

Highest, stack 53: $1,698 psf
Lowest, stack 34: $1,335 psf
Stacks with 2+ resales: 58

Stack	Median PSF	Size	Sold on	Sales
01	$1,633 psf	667 sq ft	Levels 4 to 24	5
02	$1,375 psf	1,367 sq ft	Levels 2 to 24	5
03	$1,423 psf	872 sq ft	Levels 4 to 20	4
04	$1,498 psf	667 sq ft	Levels 6 to 22	12
05	$1,430 psf	678 sq ft	Levels 3 to 24	5
06	$1,468 psf	872 sq ft	Levels 7 to 22	7
08	$1,558 psf	667 sq ft	Levels 3 to 24	7
09	$1,534 psf	592 sq ft	Levels 3 to 19	11

Show the other 50 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,627 psf	1,152 sq ft	Levels 8 to 22	5
11	$1,676 psf	1,157 sq ft	Levels 4 to 23	6
12	$1,433 psf	667 sq ft	Levels 7 to 19	3
13	$1,460 psf	678 sq ft	Levels 2 to 23	8
14	$1,429 psf	980 sq ft	Levels 11 to 23	4
15	$1,399 psf	893 sq ft	Levels 5 to 20	6
16	$1,606 psf	581 sq ft	Levels 7 to 21	6
17	$1,647 psf	710 sq ft	Levels 4 to 21	6
18	$1,619 psf	1,421 sq ft	Levels 3 to 20	5
19	$1,574 psf	1,539 sq ft	Levels 19 to 23	2
20	$1,654 psf	721 sq ft	Levels 5 to 21	8
21	$1,553 psf	732 sq ft	Levels 3 to 23	6
22	$1,557 psf	1,227 sq ft	Levels 3 to 14	5
23	$1,620 psf	1,227 sq ft	Levels 6 to 10	3
24	$1,462 psf	700 sq ft	Levels 4 to 23	5
25	$1,468 psf	667 sq ft	Levels 4 to 21	9
26	$1,511 psf	1,152 sq ft	Levels 9 to 25	4
27	$1,473 psf	947 sq ft	Levels 3 to 24	4
28	$1,603 psf	667 sq ft	Levels 2 to 20	6
29	$1,489 psf	678 sq ft	Levels 12 to 25	5
30	$1,645 psf	1,399 sq ft	Levels 2 to 23	4
31	$1,502 psf	1,238 sq ft	Levels 3 to 25	7
32	$1,543 psf	667 sq ft	Levels 2 to 24	9
33	$1,588 psf	592 sq ft	Levels 2 to 25	5
34	$1,335 psf	872 sq ft	Levels 4 to 25	6
35	$1,548 psf	1,442 sq ft	Levels 2 to 23	8
36	$1,491 psf	667 sq ft	Levels 3 to 17	7
37	$1,526 psf	678 sq ft	Levels 2 to 20	6
38	$1,447 psf	980 sq ft	Levels 3 to 17	7
39	$1,491 psf	872 sq ft	Levels 2 to 24	5
40	$1,573 psf	581 sq ft	Levels 9 to 24	6
41	$1,611 psf	463 sq ft	Levels 2 to 22	6
42	$1,631 psf	452 sq ft	Levels 4 to 16	8
43	$1,652 psf	388 sq ft	Levels 5 to 21	7
44	$1,681 psf	452 sq ft	Levels 6 to 24	5
45	$1,631 psf	441 sq ft	Levels 3 to 24	9
46	$1,661 psf	388 sq ft	Levels 3 to 22	6
47	$1,639 psf	398 sq ft	Levels 8 to 18	6
48	$1,418 psf	883 sq ft	Levels 5 to 18	6
49	$1,466 psf	969 sq ft	Levels 3 to 20	5
50	$1,656 psf	571 sq ft	Levels 7 to 22	7
51	$1,634 psf	581 sq ft	Levels 4 to 25	5
52	$1,620 psf	452 sq ft	Levels 3 to 24	8
53	$1,698 psf	452 sq ft	Levels 10 to 12	2
54	$1,622 psf	635 sq ft	Levels 5 to 25	8
55	$1,544 psf	581 sq ft	Levels 5 to 25	8
56	$1,481 psf	571 sq ft	Levels 11 to 24	3
57	$1,454 psf	872 sq ft	Levels 3 to 23	7
58	$1,477 psf	893 sq ft	Levels 6 to 24	3
59	$1,525 psf	592 sq ft	Levels 4 to 23	5

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

High Park Residences Notes

How these numbers are worked out

Grade A places High Park Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,661 psf at High Park Residences against $1,546 psf across District 28, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,633 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (1 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 49 resale caveats at High Park Residences ranged from $1,477 psf to $1,767 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2019, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest rail stop is Thanggam LRT (SW4) (50 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at High Park Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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High Park Residences Key facts

District: D28, Seletar, Yio Chu Kang
Tenure: 99-year leasehold
Lease left: About 87 years
Completed: 2019
Total units: 1,390
Developer: CEL Development, Heeton and KSH (Fernvale Development Pte Ltd)

High Park Residences Nearby

MRT and LRT (5)

Thanggam (SW4)LRT50 m
Fernvale (SW5)LRT410 m
Kupang (SW3)LRT670 m
Layar (SW6)LRT680 m
Tongkang (SW7)LRT1.4 km

Primary schools within 1 km (3)

Sengkang Green Primary SchoolWithin 1 km (OneMap, all 20 blocks) · 15 Fernvale Road220 m
Fern Green Primary SchoolWithin 1 km (OneMap, all 20 blocks) · 70 Fernvale Link Fern Green Primary School440 m
Fernvale Primary SchoolWithin 1 km (OneMap, all 20 blocks) · 1 Fernvale Lane520 m

Bus stops (5)

Aft Lor TanggamSengkang West WayBuses 85, 85A, 114, 679, 68230 m
Thanggam Stn Exit AFernvale RdBuses 67940 m
Thanggam Stn Exit BFernvale RdBuses 374, 679, SWB60 m
Bef Jln KayuSengkang West WayBuses 85, 114, 679, 68280 m
Aft Abundant Grace ChJln KayuBuses 85, 85A, 86, 86A, 102, 103130 m

Secondary schools (5)

Pei Hwa Secondary School21 Fernvale Link700 m
Outram Secondary School48 Anchorvale Crescent1.8 km
Nan Chiau High School20 Anchorvale Link1.8 km
Hougang Secondary School2 Hougang Street 932.2 km
Yusof Ishak Secondary School8 Sumang Walk2.6 km

Childcare (5)

Safari House Preschool Sengkang21 Fernvale Road,#01-01,High Park Residences10 m
My First Skool451B Sengkang West Way, #01-381120 m
PCF Sparkletots Preschool @ Fernvale Blk 469B469B Sengkang West Way, #01-614, Fernvale Lea280 m
Whole Child Nurture Centre430C Fernvale Link, #01-243370 m
My First Skool51 Fernvale Link400 m

Straight-line distances from the nearest block of High Park Residences, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of High Park Residences, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

High Park Residences Similar condos

All 17 in District 28 →

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High Park Residences Questions

What does High Park Residences's RPS grade say — and not say — in 2026?

High Park Residences scores 7.13/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 321st of 2,350 Singapore resale condos and 6th of 17 in District 28 (Seletar, Yio Chu Kang). Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: future transformation, MRT access. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does High Park Residences score Grade A, and what would move it?

A District 28 (Seletar, Yio Chu Kang) project sitting at the district median on all seven factors would score 6.57; High Park Residences scores 7.13, 0.56 points above it. It gains most from Project's Historical Performance (9/10 against a median of 7, +0.50), Primary School Effect (10/10 against a median of 9, +0.20) and Rental Yield (7/10 against a median of 5, +0.20). It gives up most on Project Size (7/10 against a median of 8, −0.16) and MRT Proximity (1/10 against a median of 2, −0.13). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at High Park Residences?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 49 resale transactions at High Park Residences, at a median of $1,661 psf and a median price of $1.18M (range $1,477 psf to $1,767 psf). The median PSF is up 1.7% on the previous 12 months (Nov 2024 – Oct 2025, $1,633 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at High Park Residences cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 441 sq ft sold for $645,000 to $770,000 (7 sales), 2-bedroom units of about 667 sq ft sold for $942,000 to $1.25M (24 sales), 3-bedroom units of about 893 sq ft sold for $1.30M to $1.62M (9 sales), 4-bedroom units of about 1,157 sq ft sold for $1.93M to $2.09M (6 sales) and 5-bedroom units of about 1,421 sq ft sold for $2.25M to $2.40M (3 sales) at High Park Residences. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at High Park Residences, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,600 a month (51 contracts, about 4.1% gross yield), 2-bedroom units let at a median of $3,150 a month (139 contracts, about 3.5% gross yield), 3-bedroom units let at a median of $3,700 a month (41 contracts, about 3.3% gross yield) and 4-bedroom units let at a median of $5,000 a month (5 contracts, about 3.0% gross yield) at High Park Residences, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is High Park Residences from the nearest MRT station?

The nearest rail stop to High Park Residences is Thanggam LRT (SW4), about 50 m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and High Park Residences scores 1/10 on it.

How does High Park Residences compare with H2O Residences?

H2O Residences is the project scored next to High Park Residences on the District 28 ranking: 7.24 (Grade A) against High Park Residences's 7.13 (Grade A). High Park Residences scores higher on Rental Yield (7 vs 4) and Project's Historical Performance (9 vs 8); H2O Residences scores higher on Project Size (10 vs 7) and MRT Proximity (2 vs 1).

Which primary schools are within 1km of High Park Residences?

3 primary schools are within 1km of High Park Residences on OneMap's School Query, measured from the development's nearest block: Sengkang Green Primary School, Fern Green Primary School, Fernvale Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. High Park Residences scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of High Park Residences, and how big is the project?

High Park Residences is 99-year leasehold, was completed in 2019, has 1,390 units and was developed by CEL Development, Heeton and KSH (Fernvale Development Pte Ltd). 99YR tenure — about 87 years remaining — no near-term decay concern. 1390 units — large-scale development. Strong liquidity and full facilities; some intra-project resale competition. Tenure carries 10% of the RPS score and Project Size 16%.