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SANCTUARY @ 813

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SANCTUARY @ 813

Details

Project: SANCTUARY @ 813
TOP year: 2011
Tenure: Freehold
Land size: 1,333 sqm (14,348 sqft)
Plot ratio: 1.4
Developer: Coming soon
Gross rental yield: ~3.3% · ~$1.36M (est.) · low sample (4 sales)
Storeys: 5
Market segment: OCR
Total units: 23
District: 19

Upcoming MRT

1.7 km from Serangoon North (CRL Phase 1), opening 2030 · ~21 min walk

Transactions

Showing 10 of 39

Beds

Period

Size–sqft


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	1,023	$1,310
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

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 SANCTUARY @ 813

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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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	4	17%	484-527 sqft	—	—	—
2BR	17	74%	797-1,023 sqft	S$3,700/mo*	~3.3%· low sample (4 sales)	6

2 units not yet in our catalogue.

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
D'Pavilion	113 m	Jul 2026		Resale	2BR	$1,628,000	1,238	$1,315
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	2,153	$1,291
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	1,647	$1,536
Kovana	41 m	Nov 2025		Resale	3BR	$2,200,000	1,421	$1,548
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	1,292	$1,362
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	1,238	$1,345
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

Nearby Condos

En-Bloc

Very low likelihood

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.

Profit & Loss

7 realized resale exits at SANCTUARY @ 813.7 profitable, 0 at a loss.Median 1.41%/yr over the 5y window.

Profit Distribution

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	$1,134	$1,413	S$262,500	1.56%
Total	7	14y 11m	$1,148	$1,351	S$205,000	1.41%

Loss Distribution

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

Exit Risk

If you bought at SANCTUARY @ 813 today: ~$1,485 psf.Resale median, last 12 months, 4 sales.

Where current owners entered (psf)

today ~$1,485

$1,064 p5median $1,158p95 $1,496

Your entry price$1,490 psf

90.5%

≈ top quartile for this project

of current owners entered below $1,485 psf — they could sell below your entry and still profit.

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.

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.

111 within 1 km

This property

$1,485

psf · 4 sales

Lowest

$825

psf

Average

$1,510

psf

Highest

$2,175

psf

Sanctuary @ 813 sits 2% below the nearby average for the last 2 years of sales.


—	Sanctuary @ 813This property	FH	2011	$1,485
26 m	Grand Regalia	FH	2004	$1,076
41 m	Kovana	FH	2007	$1,548
45 m	57 @ Kovan	FH	—	—
68 m	Kovan Lodge	FH	1984	—
68 m	Kovan Jewel	FH	2024	$2,175
84 m	Serangoon Apartments	FH	1978	—
111 m	Kovan Esquire	FH	1998	$1,558
111 m	Charlton Garden	FH	1984	—
113 m	D'Pavilion	FH	2010	$1,451
131 m	Kovan Crest	FH	1999	$1,362

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
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	810 m	≤ 1 km	Balloted · 1–2 km	110	89
Inside the cut — offered before any ballot.
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	965 m	≤ 1 km	No ballot	45	140

8 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Zhonghua Primary SchoolPhase 2C · 8 applied · 133 places	1.16 km	1–2 km	No ballot	8	133
Yangzheng Primary SchoolPhase 2C · 98 applied · 47 places	1.51 km	1–2 km	Balloted · ≤ 1 km	98	47
Did not reach this home's band.
Xinmin Primary SchoolPhase 2C · 87 applied · 53 places	1.54 km	1–2 km	Balloted · ≤ 1 km	87	53
Did not reach this home's band.
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	1.58 km	1–2 km	Balloted · ≤ 1 km	124	62
Did not reach this home's band.
Holy Innocents' Primary SchoolPhase 2C · 110 applied · 45 places	1.7 km	1–2 km	Balloted · ≤ 1 km	110	45
Did not reach this home's band.
Rosyth SchoolPhase 2C · 132 applied · 42 places	1.8 km	1–2 km	Balloted · ≤ 1 km	132	42
Did not reach this home's band.
CHIJ Our Lady Of Good CounselPhase 2C · 44 applied · 93 places	1.81 km	1–2 km	No ballot	44	93
Montfort Junior SchoolPhase 2C · 11 applied · 118 places	1.96 km	1–2 km	No ballot	11	118

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 SANCTUARY @ 813

Beds

	01	02	03	04	05	06
05	#05-019362BR	#05-021,0232BR	#05-035271BR		#05-058932BR	#05-069362BR
04	#04-019362BR	#04-021,0232BR	#04-035271BR	#04-047972BR	#04-058932BR	#04-069362BR
03		#03-021,0232BR	#03-035271BR	#03-047972BR	#03-058932BR	#03-069362BR
02	#02-018612BR		#02-034841BR	#02-047972BR	#02-058932BR	#02-069362BR

1BR2BR· tile shows strata sq ft