CONDODistrict 23

PHOENIX RESIDENCES

Name: PHOENIX RESIDENCES
Address: SG

Details

Project: PHOENIX RESIDENCES
TOP year: 2025
Tenure: 99
Lease start: 2019
Total units: 74
Land size: 3,972 sqm (42,754 sqft)
Plot ratio: 1.4
Developer: USB (Phoenix) Pte. Ltd.
Gross rental yield: ~3.1% · ~$1.49M (est.) · blended across all unit types
Storeys: 5
Market segment: OCR
District: 23

Nearby Schools

Nearest primaryWEST VIEW PRIMARY SCHOOL990 m

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.

Unit Catalogue for PHOENIX RESIDENCES

Total units	74
Blocks	3
Size range	560–1,367 sqft

Bedrooms	Units	Share
1-bedroom	10	14%
2-bedroom	40	54%
3-bedroom	24	32%

Gross Rental Yield by Bedroom

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	~3.5%· low sample (1 sale)	~$1.16M	15
3 BR	~2.8%· low sample (2 leases, 2 sales)	~$2.16M	2

Relevant market insights

En-bloc likelihood

Very low likelihood

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

PHOENIX 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

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 70 of 74 units at PHOENIX RESIDENCES. 93% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 0% have been held over 10 years.

93%

Free to sell now

65 of 70 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 74 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,380,000	861	$1,603	2BR	—	Q2 2030
Dec 2025	Resale	$2,350,000	1,367	$1,719	3BR	—	Q4 2029
Sep 2025	Subsale	$1,950,000	1,033	$1,888	3BR	—	Q3 2029
Aug 2025	Subsale	$1,155,000	602	$1,919	2BR	—	Q3 2029
Oct 2023	Subsale	$1,292,820	742	$1,742	2BR	—	Q4 2026
Aug 2022	New Sale	$1,193,723	731	$1,633	2BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,573,566	1,033	$1,523	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,647,359	1,033	$1,595	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,733,179	1,097	$1,580	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,672,875	1,033	$1,619	3BR	—	Nowsince Q3 2025

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Hillsta	179 m	2026-06-01	Resale	$1,016,000	753	$1,349
Hillsta	179 m	2026-05-01	Resale	$1,350,000	979	$1,379
Hillsta	179 m	2026-05-01	Resale	$856,000	624	$1,372
The Arden	176 m	2025-11-01	New Sale	$2,108,000	1,108	$1,903
The Arden	176 m	2025-11-01	New Sale	$2,323,000	1,410	$1,648
The Arden	176 m	2025-10-01	New Sale	$2,495,000	1,388	$1,798
Nicon Gardens	259 m	2024-12-01	Resale	$1,850,000	1,991	$929
Nicon Gardens	259 m	2024-11-01	Resale	$1,850,000	1,991	$929
Nicon Gardens	259 m	2024-10-01	Resale	$1,848,800	2,012	$919
Phoenix Heights	234 m	2019-07-25	Resale	$42,600,000	34,746	$1,226
Phoenix Heights	234 m	2018-08-20	Resale	$33,100,000	42,711	$775
Phoenix Heights	234 m	2018-01-25	Resale	$750,000	1,334	$562

Stack View

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 PHOENIX RESIDENCES

Beds

	01	02	03	04	05
05	#05-011,0983BR	#05-021,3673BR	#05-037212BR	#05-045811BR	#05-057322BR
04	#04-011,0983BR	#04-021,3673BR	#04-037212BR	#04-045811BR	#04-057322BR
03	#03-011,0983BR	#03-021,3673BR	#03-037212BR	#03-045811BR	#03-057322BR
02	#02-011,0983BR	#02-021,3673BR	#02-037212BR	#02-045811BR	#02-057322BR
01	#01-011,0983BR		#01-037212BR	#01-045811BR	#01-057322BR

1BR2BR3BR· tile shows strata sq ft

Profit & Loss

haio estimate

5 realized resale exits at PHOENIX RESIDENCES over the 5y window — 5 profitable, 0 at a loss, averaging 4.80%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
2BR	2	2y 10m	6.20%
3BR	2	4y 4m	3.90%
4BR	1	3y 7m	3.80%
Total	5	3y 7m	4.80%

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.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

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 PHOENIX 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 by year within 4km · 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.

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.

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at PHOENIX RESIDENCES today at ~$1,803 psf (the recent resale median — last 12 months, 4 sales)…

97.1%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=70 traced current owners, 100.0% unit-exact

haio+

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

West Sun Exposure

When direct sun lands on a West-facing window at PHOENIX RESIDENCES, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at PHOENIX RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

13 within 1 km

Lowest

$929

psf

Average

$1,525

psf

Highest

$2,054

psf

This propertyNearby condo


176 m	The Arden	LH	2027	$1,806
179 m	Hillsta	LH	2016	$1,362
234 m	Phoenix Heights	LH	1980	—
259 m	Nicon Gardens	LH	1984	$929
579 m	The Tennery	LH	2014	$1,347
591 m	The Linear	FH	2006	$1,352
642 m	Bukit 828	FH	2022	$1,826
694 m	Maysprings	LH	1998	$1,162
739 m	The Myst	LH	2027	$2,054
744 m	Hillion Residences	LH	2017	$1,784
789 m	Sol Acres	LH	2018	$1,495
938 m	Hazel Park Condominium	FH	2000	$1,647
996 m	Cashew Heights Condominium	FH	1992	$1,539

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.

Primary Schools Within 1 km / 2 km

West View Primary SchoolWithin 1 km of blocks 83 & 85 only≤ 1 km975 m
Teck Whye Primary School1–2 km1.01 km
South View Primary School1–2 km1.3 km
Bukit Panjang Primary School1–2 km1.35 km
Zhenghua Primary School1–2 km1.43 km
CHIJ Our Lady Queen Of Peace1–2 km1.47 km
St. Anthony'S Primary School1–2 km1.52 km
Greenridge Primary School1–2 km1.63 km
Chua Chu Kang Primary School1–2 km1.73 km
West Spring Primary School1–2 km1.82 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

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

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CONDODistrict 23

PHOENIX RESIDENCES

Details

Project: PHOENIX RESIDENCES
TOP year: 2025
Tenure: 99
Lease start: 2019
Total units: 74
Land size: 3,972 sqm (42,754 sqft)
Plot ratio: 1.4
Developer: USB (Phoenix) Pte. Ltd.
Gross rental yield: ~3.1% · ~$1.49M (est.) · blended across all unit types
Storeys: 5
Market segment: OCR
District: 23

Nearby Schools

Nearest primaryWEST VIEW PRIMARY SCHOOL990 m

Unit Catalogue for PHOENIX RESIDENCES

Total units	74
Blocks	3
Size range	560–1,367 sqft

Bedrooms	Units	Share
1-bedroom	10	14%
2-bedroom	40	54%
3-bedroom	24	32%

Gross Rental Yield by Bedroom

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	~3.5%· low sample (1 sale)	~$1.16M	15
3 BR	~2.8%· low sample (2 leases, 2 sales)	~$2.16M	2

Relevant market insights

En-bloc likelihood

Very low likelihood

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

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

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 70 of 74 units at PHOENIX RESIDENCES. 93% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 0% have been held over 10 years.

93%

Free to sell now

65 of 70 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 74 total recorded transactions.

							Sellable from
Jun 2026	Resale	$1,380,000	861	$1,603	2BR	—	Q2 2030
Dec 2025	Resale	$2,350,000	1,367	$1,719	3BR	—	Q4 2029
Sep 2025	Subsale	$1,950,000	1,033	$1,888	3BR	—	Q3 2029
Aug 2025	Subsale	$1,155,000	602	$1,919	2BR	—	Q3 2029
Oct 2023	Subsale	$1,292,820	742	$1,742	2BR	—	Q4 2026
Aug 2022	New Sale	$1,193,723	731	$1,633	2BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,573,566	1,033	$1,523	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,647,359	1,033	$1,595	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,733,179	1,097	$1,580	3BR	—	Nowsince Q3 2025
Aug 2022	New Sale	$1,672,875	1,033	$1,619	3BR	—	Nowsince Q3 2025

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

12 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Hillsta	179 m	2026-06-01	Resale	$1,016,000	753	$1,349
Hillsta	179 m	2026-05-01	Resale	$1,350,000	979	$1,379
Hillsta	179 m	2026-05-01	Resale	$856,000	624	$1,372
The Arden	176 m	2025-11-01	New Sale	$2,108,000	1,108	$1,903
The Arden	176 m	2025-11-01	New Sale	$2,323,000	1,410	$1,648
The Arden	176 m	2025-10-01	New Sale	$2,495,000	1,388	$1,798
Nicon Gardens	259 m	2024-12-01	Resale	$1,850,000	1,991	$929
Nicon Gardens	259 m	2024-11-01	Resale	$1,850,000	1,991	$929
Nicon Gardens	259 m	2024-10-01	Resale	$1,848,800	2,012	$919
Phoenix Heights	234 m	2019-07-25	Resale	$42,600,000	34,746	$1,226
Phoenix Heights	234 m	2018-08-20	Resale	$33,100,000	42,711	$775
Phoenix Heights	234 m	2018-01-25	Resale	$750,000	1,334	$562

Stack View

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 PHOENIX RESIDENCES

Beds

	01	02	03	04	05
05	#05-011,0983BR	#05-021,3673BR	#05-037212BR	#05-045811BR	#05-057322BR
04	#04-011,0983BR	#04-021,3673BR	#04-037212BR	#04-045811BR	#04-057322BR
03	#03-011,0983BR	#03-021,3673BR	#03-037212BR	#03-045811BR	#03-057322BR
02	#02-011,0983BR	#02-021,3673BR	#02-037212BR	#02-045811BR	#02-057322BR
01	#01-011,0983BR		#01-037212BR	#01-045811BR	#01-057322BR

1BR2BR3BR· tile shows strata sq ft

Profit & Loss

haio estimate

5 realized resale exits at PHOENIX RESIDENCES over the 5y window — 5 profitable, 0 at a loss, averaging 4.80%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
2BR	2	2y 10m	6.20%
3BR	2	4y 4m	3.90%
4BR	1	3y 7m	3.80%
Total	5	3y 7m	4.80%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

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 PHOENIX 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 by year within 4km · actual

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

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

haio+

Exit Audience is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

Exit Risk

haio unit-level records

If you bought at PHOENIX RESIDENCES today at ~$1,803 psf (the recent resale median — last 12 months, 4 sales)…

97.1%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=70 traced current owners, 100.0% unit-exact

haio+

the Exit-Risk band is a haio+ feature

Start your 3-day free trial — no charge today, cancel anytime.

West Sun Exposure

When direct sun lands on a West-facing window at PHOENIX RESIDENCES, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.65M, the median of recent sale transactions at PHOENIX RESIDENCES) — drag to explore what else that budget buys across Singapore.

Nearby Condos

13 within 1 km

Lowest

$929

psf

Average

$1,525

psf

Highest

$2,054

psf

This propertyNearby condo


176 m	The Arden	LH	2027	$1,806
179 m	Hillsta	LH	2016	$1,362
234 m	Phoenix Heights	LH	1980	—
259 m	Nicon Gardens	LH	1984	$929
579 m	The Tennery	LH	2014	$1,347
591 m	The Linear	FH	2006	$1,352
642 m	Bukit 828	FH	2022	$1,826
694 m	Maysprings	LH	1998	$1,162
739 m	The Myst	LH	2027	$2,054
744 m	Hillion Residences	LH	2017	$1,784
789 m	Sol Acres	LH	2018	$1,495
938 m	Hazel Park Condominium	FH	2000	$1,647
996 m	Cashew Heights Condominium	FH	1992	$1,539

Primary Schools Within 1 km / 2 km

West View Primary SchoolWithin 1 km of blocks 83 & 85 only≤ 1 km975 m
Teck Whye Primary School1–2 km1.01 km
South View Primary School1–2 km1.3 km
Bukit Panjang Primary School1–2 km1.35 km
Zhenghua Primary School1–2 km1.43 km
CHIJ Our Lady Queen Of Peace1–2 km1.47 km
St. Anthony'S Primary School1–2 km1.52 km
Greenridge Primary School1–2 km1.63 km
Chua Chu Kang Primary School1–2 km1.73 km
West Spring Primary School1–2 km1.82 km

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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