CONDODistrict 28

HIGH PARK RESIDENCES

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Details

Project: HIGH PARK RESIDENCES
TOP year: 2019
Tenure: 99
Lease start: 2014
Land size: 34,017 sqm (366,160 sqft)
Plot ratio: 3
Developer: Fernvale Development Pte. Ltd.
Gross rental yield: ~3.6% · ~$1.11M (est.)
Storeys: 25
Market segment: OCR
Total units: 1399
Blocks: 6
District: 28

Rental demand signal

Rental demand cooling — Lease volume -19.1% vs the year before

HIGH PARK RESIDENCES · 314 leases in the past 12 months · as of May 2026

REALIS lease transactions — a project-level read, not a promise for this specific unit.

Relevant market insights

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Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1-bedroom	225	16%	388–743 sqft	S$2,625/mo	~4.5%	60
2-bedroom	595	43%	570–969 sqft	S$3,150/mo	~3.4%	150
3-bedroom	305	22%	872–1,249 sqft	S$3,700/mo	~3.3%	58
4-bedroom	159	11%	1,152–1,647 sqft	S$5,000/mo	~2.9%	10
5-bedroom	92	7%	1,389–1,819 sqft	S$5,200/mo*	~2.7%· low sample (2 leases, 4 sales)	2

23 units not yet in our catalogue.

* From a thin rental sample.

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

HIGH PARK RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Profit & Loss

haio estimate

381 realized resale exits at HIGH PARK RESIDENCES over the 5y window — 381 profitable, 0 at a loss, a median 5.16%/yr.

Tap any row to see the exact resale transactions behind it.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	67	8y 8m	$1,060	$1,633	S$223,000	4.78%
2BR	177	8y 6m	$999	$1,521	S$340,000	5.05%
3BR	75	8y 6m	$917	$1,400	S$438,000	5.18%
4BR	59	8y 2m	$884	$1,557	S$845,000	6.54%
5BR+	3	9y 3m	$800	$1,507	S$1,164,000	6.93%
Total	381	8y 7m	$981	$1,513	S$355,000	5.16%

Loss Distribution

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.

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Punggol, Hougang, Ang Mo Kio

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of HIGH PARK RESIDENCES. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km of HIGH PARK RESIDENCES · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

If you bought at HIGH PARK RESIDENCES today at ~$1,652 psf (the recent resale median — last 12 months, 59 sales)…

96.1%

of current owners entered below $1,652 psf — they could sell below your entry and still profit.

n=1,604 traced current owners, 99.9% unit-exact · drag the entry-price slider below to test another price

Where current owners entered (psf)

today ~$1,652

$863 p5median $1,075p95 $1,635

Your entry price$1,650 psf

Drag to test any entry price — the share above updates live.

85.8%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “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

Transaction History

Beds

Period

Size–sqft

Showing 10 of 1804 total recorded transactions.


Jun 2026	2BR	$1,160,000	678	$1,711
Jun 2026	2BR	$1,205,000	710	$1,697
Jun 2026	1BR	$760,000	452	$1,681
Jun 2026	4BR	$2,035,000	1,151	$1,768
Jun 2026	2BR	$950,000	581	$1,635
May 2026	5BR+	$2,405,000	1,420	$1,694
May 2026	2BR	$1,238,888	721	$1,718
May 2026	4BR	$2,038,000	1,237	$1,648
May 2026	5BR+	$2,250,000	1,420	$1,585
May 2026	3BR	$1,352,888	871	$1,553