H2o Residences

The ground under it was tendered in 2010. Both ends of that are public; nobody puts them together.

The land under H2o Residences

HDB put this parcel out to tender and names H2o Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 10 bids that came in.

  1. Tender launched8 Jan 2010
  2. Tender closed4 Feb 201010 bids received
  3. Awarded8 Feb 2010Sunmaster Holdings Pte. Ltd.
  4. Winning tenderS$200,500,000at least S$3,932 per sq m of gross floor area · at least S$365 per sq ft
Parcel
Sengkang S7 Sengkang West Avenue / Fernvale Link
Site area
16,999 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
50,996 sq m (max)
Sold as
Condominium

HDB marks this gross floor area as a maximum, so it is the most that could be built and not what was built. The rate above is therefore the lowest the land can have cost per square foot, not the rate itself.

Every bid — all 10, 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
1Sunmaster Holdings Pte. Ltd.S$200,500,000—
2Tuas Hi-Tech Park Pte LtdS$177,000,000S$23,500,000 · 11.7%
3Frasers Centrepoint LimitedS$176,908,000S$23,592,000 · 11.8%
4CEL Development Pte LtdS$168,519,975S$31,980,025 · 16.0%
5Allgreen Properties LimitedS$165,890,000S$34,610,000 · 17.3%
6First Changi Development Pte LtdS$163,800,000S$36,700,000 · 18.3%
7Hoi Hup Realty Pte Ltd And Sunway Developments Pte LtdS$156,800,000S$43,700,000 · 21.8%
8Peak Green Pte LtdS$125,000,000S$75,500,000 · 37.7%
9Sim Lian Land Pte LtdS$116,380,000S$84,120,000 · 42.0%
10Lippo Estates (S) Pte LtdS$115,600,000S$84,900,000 · 42.3%

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 8 Feb 2010 · 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 “H2O Residences”. This parcel, from tender to today · Every land sale

What has been filed there since

2010 · the groundS$200,500,000at least S$365 per sq ft of gross floor area
Today · the homes on it$1,316median of 132 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

80–90 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2021$1,029 (6)—
2022$1,065 (7)+3.5%
2023$1,246 (5)+17.0%
2024$1,314 (8)+5.5%
2025$1,387 (6)+5.6%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it