Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
Upcoming MRT
1.1 km from Serangoon North (CRL Phase 1), opening 2030 · ~14 min walk
| Total units | 20 |
|---|---|
| Size range | 474–1,905 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 4 | 20% |
| 2-bedroom | 6 | 30% |
| 3-bedroom | 10 | 50% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 2 BR | ~3.8%· low sample (2 leases, 2 sales) | ~$999K | 2 |
Relevant market insights
Ranks in the bottom half for redevelopment interest among private condos.
3@SANDILANDS is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: 51 past en-bloc deals in the district · average unit ~967 sqft · current built density
Based on 4 comparable past collective-sale deals (PARRY GARDENS 2005, RICHARDS MANSIONS 2010, CALISAY 2007).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 20 units at 3@SANDILANDS. 55% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 35% have been held over 10 years.
55%
Free to sell now
11 of 20 tracked · past SSD
100%
Sitting on a gain
34 of 34 resales sold above cost
Showing 10 of 52 total recorded transactions.
| Jun 2026 | 3BR | $1,420,000 | 958 | $1,482 | |
| May 2026 | 3BR | $1,400,000 | 1,087 | $1,288 | |
| Jan 2026 | 2BR | $1,000,000 | 764 | $1,309 | |
| Dec 2025 | 2BR | $1,000,000 | 764 | $1,309 | |
| Jul 2025 | 2BR | $1,195,000 | 775 | $1,542 | |
| Jun 2025 | 3BR | $1,912,288 | 1,840 | $1,039 | |
| Jun 2025 | 2BR | $1,020,000 | 775 | $1,316 | |
| Sep 2024 | 3BR | $2,000,000 | 1,905 | $1,050 | |
| Jul 2024 | 1BR | $700,000 | 473 | $1,480 | |
| Nov 2021 | 2BR | $905,000 | 775 | $1,168 |
45 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Isuites @ Palm | 111 m | May 2026 | Resale | 2BR | $890,000 | 635 | $1,402 |
| Jansen House | 255 m | May 2026 | New Sale | 3BR | $2,100,000 | 1,033 | $2,033 |
| Jansen House | 255 m | May 2026 | New Sale | 3BR | $2,176,000 | 1,011 | $2,152 |
| Glasgow Residence | 79 m | Apr 2026 | Resale | 1BR | $610,000 | 409 | $1,491 |
| Palm Haven | 119 m | Apr 2026 | Resale | 3BR | $1,820,000 | 1,227 | $1,483 |
| Jansen 28 | 186 m | Mar 2026 | Resale | 3BR | $1,568,000 | 1,216 | $1,289 |
| Gillenia | 177 m | Feb 2026 | Resale | 3BR | $1,530,000 | 1,097 | $1,395 |
| Palm Grove Condominium | 237 m | Feb 2026 | Resale | 3BR | $2,200,000 | 1,410 | $1,560 |
| Jansen House | 255 m | Feb 2026 | New Sale | 4BR | $2,715,000 | 1,334 | $2,035 |
| Isuites @ Palm | 111 m | Jan 2026 | Resale | 3BR | $1,560,000 | 1,216 | $1,283 |
| Palm Haven | 119 m | Jan 2026 | Resale | 2BR | $1,580,000 | 1,097 | $1,440 |
| Palm Grove Condominium | 237 m | Dec 2025 | Resale | 3BR | $2,750,000 | 1,926 | $1,428 |
| Glasgow Residence | 79 m | Oct 2025 | Resale | 1BR | $635,000 | 430 | $1,477 |
| Rosyth Residence | 192 m | Oct 2025 | Resale | 3BR | $2,430,000 | 1,916 | $1,268 |
| Mint Residences @ Jansen | 202 m | Oct 2025 | Resale | 3BR | $1,700,000 | 1,270 | $1,339 |
| Palm Grove Condominium | 237 m | Oct 2025 | Resale | 1BR | $950,000 | 678 | $1,401 |
| Treasure Mansions | 38 m | Sep 2025 | Resale | 2BR | $1,010,000 | 753 | $1,341 |
| Glasgow Residence | 79 m | Sep 2025 | Resale | 3BR | $1,280,000 | 882 | $1,451 |
| Isuites @ Palm | 111 m | Jul 2025 | Resale | 1BR | $660,000 | 430 | $1,535 |
| Rosyth Residence | 192 m | Jun 2025 | Resale | 2BR | $1,440,000 | 1,022 | $1,409 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for 3@SANDILANDS
| 01 | 02 | 03 | 04 | 05 | |
|---|---|---|---|---|---|
| 05 | #05-011,4213BR | #05-021,5183BR | #05-031,8413BR | #05-044741BR | #05-051,9053BR |
| 04 | #04-017642BR | #04-027752BR | #04-039583BR | #04-044741BR | #04-051,0873BR |
| 03 | #03-017642BR | #03-027752BR | #03-039583BR | #03-044741BR | #03-051,0873BR |
| 02 | #02-017642BR | #02-027752BR | #02-039583BR | #02-044741BR | #02-051,0873BR |
10 realized resale exits at 3@SANDILANDS over the 5y window — 10 profitable, 0 at a loss, averaging 3.08%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 1BR | 1 | 15y 10m | 3.63% |
| 3BR | 7 | 16y 7m | 3.08% |
| 5BR+ | 2 | 14y 10m | 2.80% |
| Total | 10 | 16y 2m | 3.08% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at 3@SANDILANDS today at ~$1,309 psf (the recent resale median — last 12 months, 4 sales)…
65.0%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=20 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
Start your 3-day free trial — no charge today, cancel anytime.
The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at 3@SANDILANDS, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$1.3M, the median of recent sale transactions at 3@SANDILANDS) — drag to explore what else that budget buys across Singapore.
97 within 1 km
| 38 m | Treasure Mansions | FH | 2005 | $1,341 |
| 72 m | Breezy Mansions | FH | 2002 | $1,350 |
| 79 m | Glasgow Residence | FH | 2010 | $1,477 |
| 111 m | Isuites @ Palm | FH | 2013 | $1,535 |
| 116 m | Palm Ville | FH | — | — |
| 119 m | Palm Haven | FH | 2002 | $1,458 |
| 177 m | Gillenia | FH | 2009 | $1,395 |
| 186 m | Jansen 28 | FH | 1999 | $1,289 |
| 192 m | Rosyth Residence | FH | 2007 | $1,339 |
| 202 m | Mint Residences @ Jansen | FH | 2009 | $1,339 |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.