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PHOENIX RESIDENCES

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PHOENIX RESIDENCES

Details

Project: PHOENIX RESIDENCES
TOP year: 2025
Tenure: 99-year leasehold
Lease start: 2019
Land size: 3,972 sqm (42,754 sqft)
Plot ratio: 1.4
Developer: USB (Phoenix) Pte. Ltd.
Gross rental yield: ~2.8% · ~$2.16M (est.) · low sample (2 leases, 2 sales)
Storeys: 5
Market segment: OCR
Total units: 74
Blocks: 3
District: 23

Transactions

Showing 10 of 74

Beds

Period

Size–sqft


Jun 2026		2BR	$1,380,000	861	$1,603
Dec 2025		3BR	$2,350,000	1,367	$1,719
Sep 2025		3BR	$1,950,000	1,033	$1,888
Aug 2025		2BR	$1,155,000	603	$1,915
Oct 2023		2BR	$1,292,820	743	$1,740
Aug 2022		2BR	$1,193,723	732	$1,631
Aug 2022		3BR	$1,573,566	1,033	$1,523
Aug 2022		3BR	$1,647,359	1,033	$1,595
Aug 2022		3BR	$1,733,179	1,098	$1,578
Aug 2022		3BR	$1,672,875	1,033	$1,619

Price Action

Not yet ratedLast 12 monthsnot rated

Beds

PSF (S$)4 sales · Sep 2024 to Aug 2026

one sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of PHOENIX RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	10	14%	560-581 sqft	—	—	—
2BR	40	54%	603-861 sqft	—	—	—
3BR	24	32%	1,023-1,367 sqft	S$5,000/mo*	~2.8%· low sample (2 leases, 2 sales)	2

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Hillsta	179 m	Aug 2026		Resale	2BR	$1,400,000	990	$1,414
Hillsta	179 m	Jul 2026		Resale	1BR	$770,000	570	$1,351
Hillsta	179 m	Jul 2026		Resale	3BR	$1,720,000	1,206	$1,426
Nicon Gardens	259 m	Jun 2026	—	Resale	—	$1,792,000	2,013	$890
The Arden	176 m	Nov 2025		New Sale	3BR	$2,108,000	1,109	$1,901
The Arden	176 m	Nov 2025		New Sale	4BR	$2,323,000	1,410	$1,648
The Arden	176 m	Oct 2025		New Sale	4BR	$2,495,000	1,388	$1,798
Nicon Gardens	259 m	Dec 2024	—	Resale	—	$1,850,000	1,991	$929
Nicon Gardens	259 m	Nov 2024	—	Resale	—	$1,850,000	1,991	$929
Phoenix Heights	234 m	25 Jul 2019	—	Resale	—	$42,600,000	34,746	$1,226
Phoenix Heights	234 m	20 Aug 2018	—	Resale	—	$33,100,000	42,712	$775
Phoenix Heights	234 m	25 Jan 2018	—	Resale	—	$750,000	1,335	$562

Nearby Condos

En-Bloc

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.

Profit & Loss

5 realized resale exits at PHOENIX RESIDENCES.5 profitable, 0 at a loss.Median 5.71%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	2	2y 10m	$1,550	$1,828	S$180,000	6.20%
3BR	2	4y 4m	$1,491	$1,746	S$254,161	3.90%
4BR	1	3y 7m	$1,503	$1,719	S$295,121	3.80%
Total	5	3y 11m	$1,503	$1,740	S$231,470	5.71%

Loss Distribution

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

Exit Risk

If you bought at PHOENIX RESIDENCES today: ~$1,719 psf.Resale median, last 12 months, 3 sales.

Where current owners entered (psf)

today ~$1,719

$1,473 p5median $1,543p95 $1,699

Your entry price$1,720 psf

94.6%

≈ top quartile for this project

of current owners entered below $1,719 psf — they could sell below your entry and still profit.

93.2%

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.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

13 within 1 km

This property

$1,803

psf · 4 sales

Lowest

$924

psf

Average

$1,526

psf

Highest

$2,060

psf

Phoenix Residences sits 18% above the nearby average for the last 2 years of sales.


—	Phoenix ResidencesThis property	LH	2025	$1,803
176 m	The Arden	LH	2027	$1,805
179 m	Hillsta	LH	2016	$1,366
234 m	Phoenix Heights	LH	1980	—
259 m	Nicon Gardens	LH	1984	$924
579 m	The Tennery	LH	2014	$1,347
591 m	The Linear	FH	2006	$1,351
642 m	Bukit 828	FH	2022	$1,826
694 m	Maysprings	LH	1998	$1,164
739 m	The Myst	LH	2027	$2,060
744 m	Hillion Residences	LH	2017	$1,788

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
West View Primary SchoolPhase 2C · 32 applied · 61 places	855 m	≤ 1 km	No ballot	32	61
Teck Whye Primary SchoolPhase 2C · 23 applied · 144 places	910 m	≤ 1 km	No ballot	23	144

10 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Bukit Panjang Primary SchoolPhase 2C · 78 applied · 61 places	1.24 km	1–2 km	Balloted · 1–2 km	78	61
Your band is exactly the cut — priority, but contested.
South View Primary SchoolPhase 2C · 155 applied · 41 places	1.26 km	1–2 km	Balloted · ≤ 1 km	155	41
Did not reach this home's band.
Zhenghua Primary SchoolPhase 2C · 50 applied · 62 places	1.3 km	1–2 km	No ballot	50	62
St. Anthony'S Primary SchoolPhase 2C · 124 applied · 85 places	1.42 km	1–2 km	Balloted · 1–2 km	124	85
Your band is exactly the cut — priority, but contested.
CHIJ Our Lady Queen Of PeacePhase 2C · 89 applied · 132 places	1.42 km	1–2 km	No ballot	89	132
Greenridge Primary SchoolPhase 2C · 27 applied · 87 places	1.56 km	1–2 km	No ballot	27	87
Chua Chu Kang Primary SchoolPhase 2C · 152 applied · 77 places	1.67 km	1–2 km	Balloted · ≤ 1 km	152	77
Did not reach this home's band.
West Spring Primary SchoolPhase 2C · 40 applied · 63 places	1.73 km	1–2 km	No ballot	40	63
Beacon Primary SchoolPhase 2C · 38 applied · 107 places	1.94 km	1–2 km	No ballot	38	107
Dazhong Primary SchoolPhase 2C · 72 applied · 80 places	1.99 km	1–2 km	No ballot	72	80
Within 2 km of block 81; blocks 83 & 85 borderline

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