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1.7 km from Serangoon North (CRL Phase 1), opening 2030 · ~21 min walk
Rental demand signal
Rental demand cooling — Lease volume -28.6% vs the year before
SANCTUARY @ 813 · 10 leases in the past 12 months · as of Apr 2026
REALIS lease transactions — a project-level read, not a promise for this specific unit.
Relevant market insights
What's next
| Bedroom type | No. of units | % | Size range | Gross rent | Gross yield | Lease volume |
|---|---|---|---|---|---|---|
| 1-bedroom | 4 | 17% | 484–527 sqft | — | — | — |
| 2-bedroom | 17 | 74% | 797–1,023 sqft | S$3,700/mo* | ~3.3%· low sample (4 sales) | 8 |
2 units not yet in our catalogue.
* From a thin rental sample.
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.
Very low because this development is young — recently completed condos see almost no collective-sale interest.
SANCTUARY @ 813 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
7 realized resale exits at SANCTUARY @ 813 over the 5y window — 7 profitable, 0 at a loss, a median 1.41%/yr.
Tap any row to see the exact resale transactions behind it.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 1BR | 1 | 11y 11m | $1,252 | $1,328 | S$40,000 | 0.50% |
| 3BR | 6 | 15y 1m | $1,135 | $1,413 | S$262,500 | 1.56% |
| Total | 7 | 14y 11m | $1,149 | $1,351 | S$205,000 | 1.41% |
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.
Reaches Macpherson, Bishan, Ang Mo Kio
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,xxx HDB households within 4km of SANCTUARY @ 813. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.
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.
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.
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.
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Median rent · 2026
S$3,700/mo
Median rent psf
S$4.62psf
Contracts · 2026
409
Some executive-condo leases from a 2024+ batch await geocoding and may not appear in the most recent quarters.
If you bought at SANCTUARY @ 813 today at ~$1,485 psf (the recent resale median — last 12 months, 4 sales)…
90.5%
of current owners entered below $1,485 psf — they could sell below your entry and still profit.
n=21 traced current owners, 100.0% unit-exact · drag the entry-price slider below to test another price
Where current owners entered (psf)
Drag to test any entry price — the share above updates live.
81.0%
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
Showing 10 of 39 total recorded transactions.
| Jun 2026 | 2BR | $1,400,000 | 936 | $1,496 | |
| May 2026 | 2BR | $1,075,000 | 796 | $1,351 | |
| May 2026 | 2BR | $1,380,000 | 936 | $1,474 | |
| Feb 2026 | 2BR | $1,350,000 | 893 | $1,512 | |
| Jun 2022 | 1BR | $700,000 | 527 | $1,328 | |
| Apr 2022 | 2BR | $1,340,000 | 1,022 | $1,311 | |
| Sep 2021 | 2BR | $1,145,000 | 861 | $1,330 | |
| 08 Mar 2021 | 2BR | $945,000 | 796 | $1,187 | |
| 09 Apr 2019 | 2BR | $941,300 | 893 | $1,054 | |
| 30 Oct 2018 | 2BR | $1,000,000 | 936 | $1,068 |
37 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Unit | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|---|
| The Bently Residences@Kovan | 131 m | May 2026 | Resale | 3BR | $2,160,000 | 1,668 | $1,295 | |
| The Bently Residences@Kovan | 131 m | Apr 2026 | Resale | 3BR | $2,780,000 | 2,152 | $1,292 | |
| Grand Regalia | 26 m | Jan 2026 | Resale | 3BR | $2,488,888 | 2,314 | $1,076 | |
| D'Pavilion | 113 m | Dec 2025 | Resale | 4BR | $2,530,000 | 1,646 | $1,537 | |
| Kovana | 41 m | Nov 2025 | Resale | 3BR | $2,200,000 | 1,420 | $1,549 | |
| Kovan Jewel | 68 m | Sep 2025 | New Sale | 1BR | $1,425,000 | 624 | $2,284 | |
| Kovan Esquire | 111 m | Aug 2025 | Resale | 3BR | $1,560,000 | 1,001 | $1,558 | |
| D'Pavilion | 113 m | Aug 2025 | Resale | 2BR | $1,640,000 | 1,130 | $1,451 | |
| Park Residences Kovan | 140 m | Jul 2025 | Resale | 1BR | $685,000 | 355 | $1,930 | |
| Park Residences Kovan | 140 m | Jun 2025 | Resale | 1BR | $638,000 | 355 | $1,797 | |
| The Bently Residences@Kovan | 131 m | May 2025 | Resale | 3BR | $1,860,000 | 1,130 | $1,646 | |
| Kovan Crest | 131 m | May 2025 | Resale | 3BR | $1,760,000 | 1,291 | $1,363 | |
| Kovan Crest | 131 m | Apr 2025 | Resale | 2BR | $1,490,000 | 1,087 | $1,371 | |
| Kovan Jewel | 68 m | Feb 2025 | New Sale | 3BR | $2,448,800 | 1,141 | $2,146 | |
| Kovan Jewel | 68 m | Feb 2025 | New Sale | 3BR | $2,406,800 | 1,076 | $2,237 | |
| Kovan Crest | 131 m | Feb 2025 | Resale | 3BR | $1,665,000 | 1,237 | $1,346 | |
| Kovana | 41 m | Jul 2024 | Resale | 3BR | $1,588,000 | 1,184 | $1,341 | |
| Park Residences Kovan | 140 m | Jul 2024 | Resale | 1BR | $680,000 | 355 | $1,915 | |
| Kovana | 41 m | Jun 2024 | Resale | 3BR | $1,530,000 | 1,162 | $1,317 | |
| D'Pavilion | 113 m | May 2024 | Resale | 4BR | $2,400,000 | 1,646 | $1,458 |
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