Private property prices per square foot in Fernvale
$1,620median private resale per ft², 159 caveats (12 months)
High confidence·95% CI $1,600–$1,640 per ft²·n = 159 caveatsThe range the true middle figure is likely to sit in, from the ordered caveats themselves rather than an assumed distribution. The grade is that range’s width as a share of the figure: High within ±3%, Medium within ±6%, Low wider. Here it is ±1.2%.
The median private resale price in Fernvale (Sengkang, North-East Region) is S$1,620 per square foot (S$17,500 per square metre), from 159 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.6% a year in cash terms, or +2.6% a year after inflation. HDB resale here runs S$658 per square foot from 516 resales, at a median 4-room price of S$645,444: a separate register, never combined with the private figures.
Map of 7 private developments in Fernvale that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Fernvale The two registers record different events: HDB registers a resale on completion, weeks after the price was agreed, while URA records a caveat lodged when the buyer exercises the option. Published side by side, on their own windows and their own counts, and never averaged into one figure.
Median price per ft²The middle resale price per square foot of 516 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.
$658
n = 516 resales
Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.
$640,000
median flat 1,001 ft²
Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.
89 yrs
of a 99-year lease
How prices are spread in FernvaleEvery resale in Fernvale over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate. Sample: 516 resales. The markers are the published statistics over the same window; the counts can differ by a handful at the window edge.
Distribution of S$/ft² for 516 resales in Fernvale over the last 12 months. They run from $456 to $1,000. The median is $658/ft² with a 95% CI of $653 to $664 and a middle 60% running $614 to $727. Every one of these sales is listed in the table below.
$456$1,000
p20 $614
p80 $727
95% CI $653–$664
By flat type
HDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.
Every HDB resale registered here in the last 12 months.
CPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.
Fernvale, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.
Years of lease remaining
Median price per ft²
Transactions behind the figure
70-79 yearsmedian $580,944
$584/ft²
n = 84
80-89 yearsmedian $640,000
$637/ft²
n = 484
90-99 yearsmedian $632,000
$631/ft²
n = 271
Across these bands the rate falls 7% from $631/ft² at 90-99 years to $584 at 70-79, on 4-room flats in Fernvale. No. This compares flats that sold in the same three years with different amounts of lease left: it is a snapshot across the market today, not a path any single flat will follow. Nothing here applies Bala’s Table or any leasehold-value formula, and this site does not value property.
Price by floor, 4-room
HDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.
Fernvale, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.
Storey band
Median price per ft²
Transactions behind the figure
Floors 1 to 3
$608/ft²
n = 20
Floors 4 to 6
$615/ft²
n = 38
Floors 7 to 9
$635/ft²
n = 46
Floors 10 to 12
$645/ft²
n = 31
Floors 13 to 15
$650/ft²
n = 37
Floors 16 to 21
$657/ft²
n = 61
22nd floor and above
$669/ft²
n = 31
Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.
Ranked against 516 resales in Fernvale (12 months).
S$
ft²
S$640,000 for 973 ft² is around the 50th percentile of the 516 resales recorded here.
50%
CheaperMore expensive
Sellers: How much is my flat worth? Floor area × the median price per square foot in Fernvale, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.
At the median of S$658 per square foot, over 516 resales (12 months).
A market figure for that size in Fernvale, not a valuation of your flat.
ft²
S$640,000
middle 60% of resales: S$597,000 to S$707,000 for that size · 516 resales, 12 months
95% CI $1,600–$1,640 · n = 159 strata caveats (12 months)
Median price
$1,235,000
n = 159 resale caveats (12 months)
How private prices are spread in FernvaleEvery private resale caveat in Fernvale over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.
Distribution of S$/ft² across 159 private resale caveats in Fernvale over the last 12 months. They run from $1,250 to $1,800. The median is $1,620/ft² with a 95% interval of $1,600 to $1,640 and a middle 60% running $1,530 to $1,700.
$1,250$1,800
p20 $1,530
p80 $1,700
95% CI $1,600–$1,640
By property type
URA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.
Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.
Property type
Median price per ft²
Transactions behind the figure
Apartmentmedian $1,161,944
$1,650/ft²
n = 80
Condominiummedian $1,280,000
$1,580/ft²
n = 79
Executive Condominiummedian $1,699,000
$1,520/ft²
n = 62
Terracemedian $4,108,000
priced on land
n = 11 caveats
Semi-detachedmedian $5,300,888
priced on land
n = 10 caveats
Buyers: Where does a price sit?Your price divided by your floor area, placed between the published percentiles for private resales here. URA permits statistics and not the caveats, so this is a position between known percentiles rather than a rank against every sale. It reads the same figures as the spread above.
Placed on the published percentiles for 159 caveats in Fernvale (12 months).
S$
ft²
S$1,235,000 for 760 ft² is around the 52nd percentile of the 159 caveats recorded here.
52%
CheaperMore expensive
Sellers: How much is my home worth? Floor area × the median price per square foot in Fernvale, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.
At the median of S$1,620 per square foot, over 159 caveats (12 months).
A market figure for that size in Fernvale, not a valuation of your flat.
ft²
S$1,240,000
middle 60% of caveats: S$1,160,000 to S$1,290,000 for that size · 159 caveats, 12 months
Private sales by project in Fernvale
7 developments with at least ten caveats in the last 12 months.
URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window. Developments with at least ten caveats in the window, so each median rests on a sample. The rate column is resale, matching the headline above; a launch rate takes its own column because new sales run 41 to 42 per cent higher per square foot. Landed has no rate: it is priced on land area.
Private sales by project in Fernvale, last 12 months
Tenure
New sale S$/ft²
Details
High Park ResidencesFernvale Road
99 yrs lease commencing from 2014
62
$1,164,000
$1,660
no launch
Parc BotanniaFernvale Street
99 yrs lease commencing from 2016
39
$1,150,000
$1,650
no launch
Rivertrees ResidencesFernvale Close
99 yrs lease commencing from 2013
19
$1,163,888
$1,620
no launch
The TopiaryFernvale Lane
99 yrs lease commencing from 2012
44
$1,715,000
$1,540
no launch
Riverbank @ FernvaleFernvale Close
99 yrs lease commencing from 2013
25
$1,365,000
$1,510
no launch
H2o ResidencesFernvale Link
99 yrs lease commencing from 2010
15
$1,640,000
$1,500
no launch
Lush AcresFernvale Close
99 yrs lease commencing from 2013
18
$1,659,444
$1,450
no launch
Public (HDB) rents in FernvaleHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-roomA year of median rent over the median resale price for the same flat type. Gross, before costs; a ratio is dimensionless so it compares with the private yield, but a 99-year lease that cannot be let in its first five years is not the same asset.
6.0%
on 88 years of lease remaining
Median rent, 4-room
$3,200/mo
from 250 approved rentals (12 months)
Median resale price, 4-room
$645,444
from 264 resales (12 months)
Loading…
Rent by flat type
Every yield is matched on flat type, because the rental market skews to small flats and the resale market to large ones: blended, the two medians would describe different populations. Read each yield against the lease in its row: a shorter lease is cheaper to buy, so it yields more while wasting faster.
Approved HDB rentals in Fernvale over the last 12 months, each flat type against the resale price of the same flat type.
Flat type
Median monthly rent
Gross yield
2-room$385,000 to buy, from 55 resales, on 93 years of lease remaining. The rent is the median of 59 approved rentals over 12 months.
$2,350/mo
7.3%
3-room$545,000 to buy, from 79 resales, on 89 years of lease remaining. The rent is the median of 66 approved rentals over 12 months.
$2,800/mo
6.2%
4-room$645,444 to buy, from 264 resales, on 88 years of lease remaining. The rent is the median of 250 approved rentals over 12 months.
$3,200/mo
6.0%
5-room$775,000 to buy, from 118 resales, on 88 years of lease remaining. The rent is the median of 107 approved rentals over 12 months.
$3,300/mo
5.1%
Private rents in FernvaleURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield, 60–70 m²A year of median rent over the median resale price for units of the same floor-area band, over the same twelve months. Gross, before costs; a ratio is dimensionless so it compares with the HDB yield, but a 99-year HDB lease and a possibly-freehold private unit are not the same asset.
3.5%
the band this area's median private home falls in, from 183 lettings and 39 resales
Median rent, 60–70 m²
$3,200/mo
from 183 lease contracts (12 months)
Median resale price, 60–70 m²
$1,100,000
from 39 resale caveats (12 months)
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URA’s own median rent per ft² here is $4.30 for 2026 Q2, from 5 projects. Every rental contract URA publishes carries a floor-area BAND, not a figure, so a rate computed from it would be an estimate wearing the precision of a measurement. URA calculates this on the exact areas it holds and does not release.
Rent by unit size
Floor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.
Lease contracts lodged with URA in Fernvale over the last 12 months, each size band against the resale price of the same size band.
Unit size
Median monthly rent
Gross yield
30–40 m²$652,000 to buy, from 5 resale caveats. The rent is the median of 54 lease contracts over 12 months.
$2,450/mo
too few resales
40–50 m²$774,000 to buy, from 20 resale caveats. The rent is the median of 113 lease contracts over 12 months.
$2,700/mo
too few resales
50–60 m²$966,000 to buy, from 16 resale caveats. The rent is the median of 78 lease contracts over 12 months.
$3,000/mo
too few resales
60–70 m²$1,100,000 to buy, from 39 resale caveats. The rent is the median of 183 lease contracts over 12 months.
$3,200/mo
3.5%
70–80 m²$1,262,500 to buy, from 10 resale caveats. The rent is the median of 22 lease contracts over 12 months.
$3,425/mo
too few lettings and too few resales
80–90 m²$1,360,000 to buy, from 19 resale caveats. The rent is the median of 77 lease contracts over 12 months.
$3,600/mo
too few resales
90–100 m²$1,660,000 to buy, from 16 resale caveats. The rent is the median of 19 lease contracts over 12 months.
$4,000/mo
too few lettings and too few resales
100–110 m²$1,824,000 to buy, from 14 resale caveats. The rent is the median of 18 lease contracts over 12 months.
$4,100/mo
too few lettings and too few resales
110–120 m²$2,040,000 to buy, from 9 resale caveats. The rent is the median of 9 lease contracts over 12 months.
$4,300/mo
too few lettings and too few resales
120–130 m²$2,180,000 to buy, from 3 resale caveats. The rent is the median of 8 lease contracts over 12 months.
$5,000/mo
too few lettings and too few resales
130–140 m²$2,380,000 to buy, from 7 resale caveats. The rent is the median of 1 lease contracts over 12 months.
$5,000/mo
too few lettings and too few resales
150–160 m²$2,480,000 to buy, from 1 resale caveats. The rent is the median of 1 lease contracts over 12 months.
$4,100/mo
too few lettings and too few resales
Rent by bedrooms
URA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.
Lease contracts lodged with URA in Fernvale over the last 12 months.
Bedrooms
Median monthly rent
Transactions behind the figure
1 bedroom
$2,650/mo
n = 139
2 bedrooms
$3,200/mo
n = 302
3 bedrooms
$3,800/mo
n = 90
531 of 583 contracts are in the rows above. 36 carry no bedroom count and 16 are in sizes with too few lettings to publish.
Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.
Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
Copy one of these, or adapt it.
Plain text
IndexProp SG, "Property prices in Fernvale", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/fernvale. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/neighbourhood/fernvale">Property prices in Fernvale - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.