Hock Seng Park, Jalan Jambu Ayer
JALAN JAMBU AYER · D21
Median PSF · 12m
S$2,497
Median price · 12m
S$7.50M
Latest sale
S$6.00M
Sep 2026
1-year change
+31.8%
Sales · 12m
3
14 all time
Gross yield
1.38%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +34.9%
- Annualised
- +16.1%
- Transactions
- 14
- 1 year
- +31.8%
- 3 years p.a.
- +9.9%
- 5 years p.a.
- —
- Median size
- 3,028 sqft
Against the neighbourhood
How it compares within D21
Upper Bukit Timah, Clementi Park, Ulu Pandan. All figures are medians over the last 12 months for private homes in this district.
| Measure | Hock Seng Park, Jalan Jambu Ayer | D21 median | Difference |
|---|---|---|---|
| Median PSF | S$2,497 | S$1,842 | +35.6% |
| Median price | S$7.50M | S$2.02M | +270.5% |
| Gross rental yield | 1.38% | 3.72% | -2.3 pts |
| 1-year price change | +31.8% | +8.5% | +23.3 pts |
This development trades about 36% above the D21 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$10,250
Contracts · 12m
2
Implied annual rent
S$123K
Gross yield
1.38%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 2 | S$10,250 |
Investment analysis
Investment score 43 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
43/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Price momentumweight 18%89
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%77
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%53
Distance to the nearest rail station, plus schools within 1 km. Nearest is King Albert Park MRT at 430 m.
- Supply riskweight 10%30
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%12
How its median price per square foot compares with its own district.
- Rental yieldweight 20%8
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- King Albert Park MRT430 m
- Sixth Avenue MRT1.2 km
- Beauty World MRT1.4 km
Schools within 2 km
- Methodist Girls' School (Secondary)secondary (s1-s4)610 m
- Pei Hwa Presbyterian Primary Schoolprimary1.3 km
- Nanyang Girls' High Schoolsecondary (s1-s4)1.8 km
- National Junior Collegemixed level (s1-jc2)2.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | Semi-detached | S$6,000,000 | 3,566 sqft | S$1,683 | - | — |
| Aug 2026 | Semi-detached | S$8,680,000 | 3,005 sqft | S$2,888 | - | — |
| Aug 2026 | Semi-detached | S$7,500,000 | 3,003 sqft | S$2,497 | - | — |
| Aug 2025 | Semi-detached | S$8,300,000 | 5,001 sqft | S$1,660 | - | — |
| Aug 2025 | Semi-detached | S$8,000,000 | 3,756 sqft | S$2,130 | - | — |
| Apr 2024 | Semi-detached | S$7,180,000 | 3,047 sqft | S$2,356 | - | — |
| Dec 2023 | Semi-detached | S$10,100,000 | 3,000 sqft | S$3,367 | - | — |
| Nov 2023 | Semi-detached | S$8,850,000 | 3,517 sqft | S$2,517 | - | — |
| Nov 2023 | Semi-detached | S$7,650,000 | 2,937 sqft | S$2,604 | - | — |
| Jul 2023 | Semi-detached | S$7,500,000 | 3,955 sqft | S$1,896 | - | — |
| Mar 2023 | Semi-detached | S$9,100,000 | 3,050 sqft | S$2,983 | - | — |
| Feb 2023 | Semi-detached | S$5,600,000 | 3,000 sqft | S$1,867 | - | — |
| Feb 2022 | Semi-detached | S$5,700,000 | 3,009 sqft | S$1,895 | - | — |
| Dec 2021 | Semi-detached | S$5,560,000 | 3,003 sqft | S$1,851 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed homes, Sian Tuan Avenue
S$2,316
—1 sales1.4% yield
Hong Kong Park
S$2,348
+4.1%4 sales1.5% yield
Hua Guan Gardens
S$3,941
+34.6%1 sales1.3% yield
Landed homes, Hua Guan Avenue
S$2,186
—2 sales1.6% yield
Landed homes, Yarwood Avenue
S$2,185
—2 sales2.6% yield
The Tessarina
S$2,249
-3.3%15 sales2.8% yield
Landed homes, Wilby Road
S$1,836
—1 sales1.0% yield
Binjai Park
S$1,780
—1 sales6.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.