H2o Residences

128 filed transactions · District 28 · OCR

Median, per square foot
1,319 psf
Observed range
S$989 — S$1,642 psf128 filed transactions · 50% low to highS$1,195k median filed price
▲ 9.7% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

May '24 · S$2,000kSep '26 · S$1,735k

The transactions behind those figures

20 of 128 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

105 sqm · floor 16-20Condominium · Resale · 2026-09
S$1,735,000$1535 psf
111 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,790,000$1498 psf
105 sqm · floor 11-15Condominium · Resale · 2026-06
S$1,730,000$1531 psf
129 sqm · floor 16-20Condominium · Resale · 2026-06
S$2,085,000$1502 psf
69 sqm · floor 16-20Condominium · Resale · 2026-05
S$1,120,000$1508 psf
71 sqm · floor 11-15Condominium · Resale · 2026-05
S$1,200,000$1570 psf
129 sqm · floor 16-20Condominium · Resale · 2026-05
S$2,280,000$1642 psf
105 sqm · floor 21-25Condominium · Resale · 2026-04
S$1,800,000$1593 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project+5%

Floors 16+ against floors 1–5, H2o Residences only. Median S$1,345 psf up top from 38 sales, S$1,281 psf low down from 42.

District 28, typical project+5%

Middle of 3 projects in District 28 that clear the bar — half fall between +4.8% and +10.2%. None came out negative in this set.

Every band in District 28, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,209537
06-10S$1,415139
11-15S$1,474121
16-20S$1,568113
21-25S$1,57941

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Layar
64m
Primary schools within 1km
4
nearest 527m
Primary schools · straight-line distance
6 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Layar64m
  • Fernvale480m
  • Kupang629m
Also nearby
  • Hawker centreFernvale Hawker Centre & Market402m
  • ParkFernvale Park840m
  • Preschools6 within 1kmnearest 108m
  • Other schoolsPei Hwa Secondary School335m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

3projects within 300m
$1,449–$1,612the middle half, per sq ft
$1,520median of those sales

From 60 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Rivertrees Residences177m2026-0916-2088 sqm$1,668
Lush Acres266m2026-0906-10140 sqm$1,546
Riverbank @ Fernvale296m2026-0911-1592 sqm$1,473
Riverbank @ Fernvale296m2026-0901-0597 sqm$1,448
Rivertrees Residences177m2026-0806-1066 sqm$1,612
Lush Acres266m2026-0811-15105 sqm$1,462
Lush Acres266m2026-0801-05140 sqm$1,493
Riverbank @ Fernvale296m2026-0816-2098 sqm$1,612
Riverbank @ Fernvale296m2026-0811-1588 sqm$1,441
Riverbank @ Fernvale296m2026-0806-10115 sqm$1,696
Rivertrees Residences177m2026-0711-15104 sqm$1,653
Lush Acres266m2026-0721-25105 sqm$1,438
Rivertrees Residences177m2026-0611-1565 sqm$1,664
Rivertrees Residences177m2026-0506-10104 sqm$1,624
Rivertrees Residences177m2026-0506-1065 sqm$1,572
Rivertrees Residences177m2026-0411-1554 sqm$1,579
Rivertrees Residences177m2026-0416-20131 sqm$1,688
Rivertrees Residences177m2026-0401-0568 sqm$1,530
Rivertrees Residences177m2026-0406-1066 sqm$1,520
Rivertrees Residences177m2026-0416-2065 sqm$1,586
Rivertrees Residences177m2026-0416-2054 sqm$1,540

The 21 most recent of 60 at this radius. Storey bands as published; no feed carries a unit number.

The land under H2o Residences

HDB put this parcel out to tender and names H2o Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 10 bids that came in.

  1. Tender launched8 Jan 2010
  2. Tender closed4 Feb 201010 bids received
  3. Awarded8 Feb 2010Sunmaster Holdings Pte. Ltd.
  4. Winning tenderS$200,500,000at least S$3,932 per sq m of gross floor area · at least S$365 per sq ft
Parcel
Sengkang S7 Sengkang West Avenue / Fernvale Link
Site area
16,999 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
50,996 sq m (max)
Sold as
Condominium

HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.

Every bid — all 10, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Sunmaster Holdings Pte. Ltd.S$200,500,000—
2Tuas Hi-Tech Park Pte LtdS$177,000,000S$23,500,000 · 11.7%
3Frasers Centrepoint LimitedS$176,908,000S$23,592,000 · 11.8%
4CEL Development Pte LtdS$168,519,975S$31,980,025 · 16.0%
5Allgreen Properties LimitedS$165,890,000S$34,610,000 · 17.3%
6First Changi Development Pte LtdS$163,800,000S$36,700,000 · 18.3%
7Hoi Hup Realty Pte Ltd And Sunway Developments Pte LtdS$156,800,000S$43,700,000 · 21.8%
8Peak Green Pte LtdS$125,000,000S$75,500,000 · 37.7%
9Sim Lian Land Pte LtdS$116,380,000S$84,120,000 · 42.0%
10Lippo Estates (S) Pte LtdS$115,600,000S$84,900,000 · 42.3%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 8 Feb 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “H2O Residences”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,195,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,195,000

Your figures · CPF interest estimated
Sale priceS$1,195,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$28,851
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$783,733
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

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