The Topiary

282 filed transactions · District 28 · OCR

Median, per square foot
1,332 psf
Observed range
S$972 — S$1,717 psf282 filed transactions · 56% low to highS$1,410k median filed price
▲ 0.6% 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

Oct '24 · S$1,330kSep '26 · S$1,630k

The transactions behind those figures

20 of 282 · filed, nothing modelled

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

85 sqm · floor 16-20Executive Condominium · Resale · 2026-09
S$1,410,000$1541 psf
70 sqm · floor 16-20Executive Condominium · Resale · 2026-09
S$1,175,000$1559 psf
117 sqm · floor 01-05Executive Condominium · Resale · 2026-09
S$1,850,000$1469 psf
129 sqm · floor 01-05Executive Condominium · Resale · 2026-09
S$1,858,888$1339 psf
70 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$1,150,000$1526 psf
98 sqm · floor 11-15Executive Condominium · Resale · 2026-08
S$1,725,000$1635 psf
98 sqm · floor 16-20Executive Condominium · Resale · 2026-07
S$1,700,000$1612 psf
101 sqm · floor 01-05Executive Condominium · Resale · 2026-07
S$1,610,000$1481 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+20.2%

Floors 16+ against floors 1–5, The Topiary only. Median S$1,409 psf up top from 92 sales, S$1,171 psf low down from 54.

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
Fernvale
597m
Primary schools within 1km
2
nearest 313m
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
  • Fernvale597m
  • Layar971m
  • Thanggam1.0km
Also nearby
  • Hawker centreFernvale Hawker Centre & Market642m
  • ParkFernvale Park1.0km
  • Preschools6 within 1kmnearest 113m
  • Other schoolsPei Hwa Secondary School736m

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

2projects within 300m
$1,290–$1,462the middle half, per sq ft
$1,359median of those sales

From 23 filed sales, at most the 20 most recent per project — 1 has sold more than is counted here.

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

ProjectAwayFiledFloorSizePSF
Landed · Seletar Crescent208m2026-08—389 sqm$2,029
Landed · Seletar Crescent208m2025-10—347 sqm$2,221
Parc Greenwich189m2024-0911-15112 sqm$1,559
Landed · Seletar Crescent208m2024-09—344 sqm$1,352
Parc Greenwich189m2024-0806-1093 sqm$1,508
Parc Greenwich189m2024-0801-0589 sqm$1,388
Parc Greenwich189m2024-0801-0599 sqm$1,408
Parc Greenwich189m2024-0301-0599 sqm$1,462
Parc Greenwich189m2024-0301-0593 sqm$1,506
Parc Greenwich189m2024-0206-1093 sqm$1,359
Parc Greenwich189m2023-1211-1573 sqm$1,461
Parc Greenwich189m2023-1201-0593 sqm$1,297
Parc Greenwich189m2023-0901-0593 sqm$1,279
Parc Greenwich189m2023-0601-0599 sqm$1,333
Parc Greenwich189m2023-0406-1073 sqm$1,362

The 15 most recent of 23 at this radius. Storey bands as published; no feed carries a unit number.

The land under The Topiary

HDB put this parcel out to tender and names The Topiary as what was built on it. Everything below is from that tender: the dates, the winning price, and the 4 bids that came in.

  1. Tender launched15 Feb 2012
  2. Tender closed3 Apr 20124 bids received
  3. Awarded5 Apr 2012Peak Living Pte. Ltd.
  4. Winning tenderS$245,000,000S$3,182 per sq m of gross floor area · S$296 per sq ft
Parcel
Sengkang E8 Fernvale Lane
Site area
22,000 sq m
Lease
99 yrs
Plot ratio
3.5
Gross floor area
77,000 sq m
Sold as
EC
Every bid — all 4, 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
1Peak Living Pte LtdS$245,000,000—
2FCL Tampines Court Pte. Ltd. & Keong Hong Construction Pte LtdS$240,380,000S$4,620,000 · 1.9%
3EL Development Pte LtdS$236,100,000S$8,900,000 · 3.6%
4Sunmaster Holdings Pte. Ltd.S$232,500,000S$12,500,000 · 5.1%

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 5 Apr 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 “The Topiary”. 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$1,410,000
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$1,410,000

Your figures · CPF interest estimated
Sale priceS$1,410,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$33,538
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$994,046
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.

What are you weighing up?
Rough timing
Staying in touch — optional

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.