Lush Acres

129 filed transactions · District 28 · OCR

Median, per square foot
1,278 psf
Observed range
$991 — $1,546 psf
S$1,455k median price

99 yrs lease commencing from 2013 · 129 filed transactions

▲ 7.1% vs 12 months ago
S$1,455k
Median price
129
Filed transactions
43%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Aug '24 · S$1,679kAug '26 · S$2,250k

The transactions behind those figures20 of 129

Nothing modelled — these are the filed sales.

140 sqm · floor 01-05Executive Condominium · Resale · 2026-08
S$2,250,000$1493 psf
125 sqm · floor 16-20Executive Condominium · Resale · 2026-07
S$1,950,000$1449 psf
115 sqm · floor 01-05Executive Condominium · Resale · 2026-06
S$1,718,000$1388 psf
125 sqm · floor 16-20Executive Condominium · Resale · 2026-06
S$1,950,000$1449 psf
105 sqm · floor 01-05Executive Condominium · Resale · 2026-05
S$1,640,000$1451 psf
102 sqm · floor 01-05Executive Condominium · Resale · 2026-03
S$1,592,000$1450 psf
98 sqm · floor 01-05Executive Condominium · Resale · 2026-03
S$1,538,000$1458 psf
150 sqm · floor 21-25Executive Condominium · Resale · 2026-03
S$2,245,000$1390 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+4%

Floors 16+ against floors 1–5, Lush Acres only. Median S$1,316 psf up top from 55 sales, S$1,265 psf low down from 33.

District 28, typical project+19.1%

Middle of 2 projects in District 28 that clear the bar — half fall between +4% and +19.1%. None came out negative in this set.

Every band in District 28, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,221259
06-10S$1,245285
11-15S$1,244223
16-20S$1,347114
21-25S$1,31836

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Layar
294m
Primary schools within 1km
4
nearest 293m
Primary schools · straight-line distance
  • Fern Green Primary School293m
  • Sengkang Green Primary School531m
  • Fernvale Primary School756m
  • Anchor Green Primary School970m on the 1km line
5 more between 1km and 2km
  • Springdale Primary School1.1km
  • Nan Chiau Primary School1.3km
  • Palm View Primary School1.8km
  • Hougang Primary School1.9km
  • Yio Chu Kang Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Layar294m
  • Kupang417m
  • Fernvale469m
Also nearby
  • Hawker centreFernvale Hawker Centre & Market440m
  • ParkFernvale Park610m
  • Other schoolsPei Hwa Secondary School501m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

3projects within 300m
$1,443–$1,622the middle half, per sq ft
$1,531median of those sales

From 60 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Riverbank @ Fernvale219m2026-0811-1588 sqm$1,441
Riverbank @ Fernvale219m2026-0806-10115 sqm$1,696
Rivertrees Residences152m2026-0711-15104 sqm$1,653
Riverbank @ Fernvale219m2026-0701-0566 sqm$1,503
Riverbank @ Fernvale219m2026-0716-2097 sqm$1,590
Riverbank @ Fernvale219m2026-0711-1564 sqm$1,379
H2o Residences266m2026-0701-05111 sqm$1,498
Rivertrees Residences152m2026-0611-1565 sqm$1,664
Riverbank @ Fernvale219m2026-0606-1088 sqm$1,425
Riverbank @ Fernvale219m2026-0616-2097 sqm$1,580
H2o Residences266m2026-0611-15105 sqm$1,531
H2o Residences266m2026-0616-20129 sqm$1,502
Rivertrees Residences152m2026-0506-1065 sqm$1,572
Rivertrees Residences152m2026-0506-10104 sqm$1,624
Rivertrees Residences152m2026-0416-2065 sqm$1,586
Rivertrees Residences152m2026-0416-2054 sqm$1,540
Rivertrees Residences152m2026-0421-2547 sqm$1,637
Rivertrees Residences152m2026-0411-1554 sqm$1,579
Rivertrees Residences152m2026-0416-20131 sqm$1,688
Rivertrees Residences152m2026-0401-0568 sqm$1,530
Rivertrees Residences152m2026-0406-1066 sqm$1,520
Rivertrees Residences152m2026-0201-05118 sqm$1,622

The 22 most recent are listed, out of 60 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-01-02242m288° WNW14 storeys(sengkang n4 c31 & common green) - proposed public housing development comprising 12 blocks of 14-storey residential b…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Lush Acres

HDB put this parcel out to tender and names Lush Acres as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched26 Sep 2012
  2. Tender closed8 Nov 20126 bids received
  3. Awarded12 Nov 2012Verspring Properties Pte. Ltd.
  4. Winning tenderS$135,000,000S$3,191 per sq m of gross floor area · S$296 per sq ft
Parcel
Sengkang E9 Sengkang West Way / Fernvale Link (Parcel B)
Site area
14,101 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
42,302 sq m
Sold as
EC
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Verspring Properties Pte. Ltd.S$135,000,000—
2JBE Development Pte LtdS$134,852,000S$148,000 · 0.1%
3Vantage Properties Pte LtdS$132,800,000S$2,200,000 · 1.6%
4CEL Property Pte LtdS$128,863,000S$6,137,000 · 4.5%
5Capital Development Pte Ltd & ZACD Investments Pte LtdS$123,000,888S$11,999,112 · 8.9%
6FCL Place Pte. Ltd.S$120,668,000S$14,332,000 · 10.6%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 12 Nov 2012 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Lush Acres”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,455,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,455,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$34,519
Cash in handS$1,038,065
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.