Lush Acres

127 filed transactions · District 28 · OCR

Median, per square foot
1,292 psf
Observed range
S$991 — S$1,546 psf127 filed transactions · 43% low to highS$1,480k median filed price
▲ 4.0% 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

Sep '24 · S$1,288kSep '26 · S$2,330k

The transactions behind those figures

20 of 127 · filed, nothing modelled

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

140 sqm · floor 06-10Executive Condominium · Resale · 2026-09
S$2,330,000$1546 psf
105 sqm · floor 11-15Executive Condominium · Resale · 2026-08
S$1,651,888$1462 psf
140 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$2,250,000$1493 psf
105 sqm · floor 21-25Executive Condominium · Resale · 2026-07
S$1,625,000$1438 psf
125 sqm · floor 16-20Executive Condominium · Resale · 2026-07
S$1,950,000$1449 psf
115 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,718,000$1388 psf
125 sqm · floor 16-20Executive Condominium · Resale · 2026-06
S$1,950,000$1449 psf
105 sqm · floor 01-05Executive Condominium · Resale · 2026-05
S$1,640,000$1451 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+4.2%

Floors 16+ against floors 1–5, Lush Acres only. Median S$1,318 psf up top from 53 sales, S$1,265 psf low down from 32.

District 28, typical project+20.2%

Middle of 2 projects in District 28 that clear the bar — half fall between +4.2% and +20.2%. 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$1,252187
06-10S$1,285161
11-15S$1,279121
16-20S$1,382109
21-25S$1,33436

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
294m
Primary schools within 1km
4
nearest 293m
Primary schools · straight-line distance
5 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
  • Layar294m
  • Kupang417m
  • Fernvale469m
Also nearby
  • Hawker centreFernvale Hawker Centre & Market440m
  • ParkFernvale Park610m
  • Preschools6 within 1kmnearest 110m
  • Other schoolsPei Hwa Secondary School501m

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
$1,473–$1,612the middle half, per sq ft
$1,535median 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 Residences152m2026-0916-2088 sqm$1,668
Riverbank @ Fernvale219m2026-0911-1592 sqm$1,473
Riverbank @ Fernvale219m2026-0901-0597 sqm$1,448
H2o Residences266m2026-0916-20105 sqm$1,535
Rivertrees Residences152m2026-0806-1066 sqm$1,612
Riverbank @ Fernvale219m2026-0816-2098 sqm$1,612
Riverbank @ Fernvale219m2026-0811-1588 sqm$1,441
Riverbank @ Fernvale219m2026-0806-10115 sqm$1,696
Rivertrees Residences152m2026-0711-15104 sqm$1,653
Riverbank @ Fernvale219m2026-0711-1588 sqm$1,457
Riverbank @ Fernvale219m2026-0716-2097 sqm$1,590
Riverbank @ Fernvale219m2026-0711-1564 sqm$1,379
Rivertrees Residences152m2026-0611-1565 sqm$1,664
Rivertrees Residences152m2026-0506-10104 sqm$1,624
Rivertrees Residences152m2026-0506-1065 sqm$1,572
Rivertrees Residences152m2026-0411-1554 sqm$1,579
Rivertrees Residences152m2026-0416-20131 sqm$1,688
Rivertrees Residences152m2026-0401-0568 sqm$1,530
Rivertrees Residences152m2026-0406-1066 sqm$1,520
Rivertrees Residences152m2026-0416-2065 sqm$1,586
Rivertrees Residences152m2026-0416-2054 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 Lush Acres

HDB put this parcel out to tender and names Lush Acres as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched26 Sep 2012
  2. Tender closed8 Nov 20126 bids received
  3. Awarded12 Nov 2012Verspring Properties Pte. Ltd.
  4. Winning tenderS$135,000,000S$3,191 per sq m of gross floor area · S$296 per sq ft
Parcel
Sengkang E9 Sengkang West Way / Fernvale Link (Parcel B)
Site area
14,101 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
42,302 sq m
Sold as
EC
Every bid — all 6, 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
1Verspring Properties Pte. Ltd.S$135,000,000—
2JBE Development Pte LtdS$134,852,000S$148,000 · 0.1%
3Vantage Properties Pte LtdS$132,800,000S$2,200,000 · 1.6%
4CEL Property Pte LtdS$128,863,000S$6,137,000 · 4.5%
5Capital Development Pte Ltd & ZACD Investments Pte LtdS$123,000,888S$11,999,112 · 8.9%
6FCL Place Pte. Ltd.S$120,668,000S$14,332,000 · 10.6%

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 12 Nov 2012 · 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 “Lush Acres”. 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$1,480,000
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$1,480,000

Your figures · CPF interest estimated
Sale priceS$1,480,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$35,064
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,062,520
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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Rough timing
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