Lush Acres
FERNVALE CLOSE · D28
Median PSF · 12m
S$1,450
Median price · 12m
S$1.69M
Latest sale
S$1.65M
Aug 2026
1-year change
+4.3%
Sales · 12m
16
130 all time
Gross yield
3.17%
10 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
- +36.4%
- Annualised
- +6.1%
- Transactions
- 130
- 1 year
- +4.3%
- 3 years p.a.
- +4.9%
- 5 years p.a.
- +6.2%
- Median size
- 1,130 sqft
Against the neighbourhood
How it compares within D28
Seletar, Yio Chu Kang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Lush Acres | D28 median | Difference |
|---|---|---|---|
| Median PSF | S$1,450 | S$1,535 | -5.5% |
| Median price | S$1.69M | S$1.43M | +18.8% |
| Gross rental yield | 3.17% | 3.34% | -0.2 pts |
| 1-year price change | +4.3% | +3.1% | +1.2 pts |
This development trades about 6% below the D28 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,200
Contracts · 12m
10
Implied annual rent
S$50K
Gross yield
3.17%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 6 | S$3,950 |
| 4 bedroom | 4 | S$4,900 |
Investment analysis
Investment score 69 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
69/100
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.
- Liquidityweight 15%95
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%85
Distance to the nearest rail station, plus schools within 1 km. Nearest is Layar LRT at 270 m.
- Supply riskweight 10%69
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%69
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%56
How its median price per square foot compares with its own district.
- Rental yieldweight 20%52
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
- Layar LRT270 m
- Kupang LRT440 m
- Fernvale LRT480 m
- Thanggam LRT570 m
Schools within 2 km
- Fern Green Primary Schoolprimary320 m
- Pei Hwa Secondary Schoolsecondary (s1-s5)480 m
- Sengkang Green Primary Schoolprimary550 m
- Fernvale Primary Schoolprimary760 m
- Anchor Green Primary Schoolprimary930 m
- Springdale Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.6 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.6 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Executive Condominium | S$2,250,000 | 1,507 sqft | S$1,493 | 01-05 | 85 yr 5 mo |
| Aug 2026 | Executive Condominium | S$1,651,888 | 1,130 sqft | S$1,462 | 11-15 | 85 yr 5 mo |
| Jul 2026 | Executive Condominium | S$1,950,000 | 1,345 sqft | S$1,449 | 16-20 | 85 yr 6 mo |
| Jun 2026 | Executive Condominium | S$1,950,000 | 1,345 sqft | S$1,449 | 16-20 | 85 yr 7 mo |
| Jun 2026 | Executive Condominium | S$1,718,000 | 1,238 sqft | S$1,388 | 01-05 | 85 yr 7 mo |
| May 2026 | Executive Condominium | S$1,640,000 | 1,130 sqft | S$1,451 | 01-05 | 85 yr 8 mo |
| Mar 2026 | Executive Condominium | S$2,245,000 | 1,615 sqft | S$1,390 | 21-25 | 85 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,592,000 | 1,098 sqft | S$1,450 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Executive Condominium | S$1,538,000 | 1,055 sqft | S$1,458 | 01-05 | 85 yr 10 mo |
| Feb 2026 | Executive Condominium | S$1,580,000 | 1,098 sqft | S$1,439 | 16-20 | 85 yr 11 mo |
| Jan 2026 | Executive Condominium | S$1,348,000 | 926 sqft | S$1,456 | 06-10 | 86 yrs |
| Dec 2025 | Executive Condominium | S$1,910,000 | 1,345 sqft | S$1,420 | 11-15 | 86 yr 1 mo |
| Dec 2025 | Executive Condominium | S$1,720,000 | 1,367 sqft | S$1,258 | 01-05 | 86 yr 1 mo |
| Nov 2025 | Executive Condominium | S$1,667,000 | 1,130 sqft | S$1,475 | 21-25 | 86 yr 2 mo |
| Oct 2025 | Executive Condominium | S$2,300,000 | 1,507 sqft | S$1,526 | 06-10 | 86 yr 3 mo |
| Oct 2025 | Executive Condominium | S$1,560,000 | 1,098 sqft | S$1,421 | 06-10 | 86 yr 3 mo |
| Sep 2025 | Executive Condominium | S$1,560,000 | 1,055 sqft | S$1,479 | 16-20 | 86 yr 4 mo |
| Sep 2025 | Executive Condominium | S$1,438,888 | 1,055 sqft | S$1,364 | 16-20 | 86 yr 4 mo |
| Aug 2025 | Executive Condominium | S$2,330,000 | 1,507 sqft | S$1,546 | 16-20 | 86 yr 5 mo |
| Aug 2025 | Executive Condominium | S$2,240,000 | 1,507 sqft | S$1,486 | 16-20 | 86 yr 5 mo |
| Aug 2025 | Executive Condominium | S$1,650,000 | 1,324 sqft | S$1,246 | 21-25 | 86 yr 5 mo |
| Jul 2025 | Executive Condominium | S$1,728,000 | 1,238 sqft | S$1,396 | 01-05 | 86 yr 6 mo |
| Jul 2025 | Executive Condominium | S$1,288,000 | 926 sqft | S$1,391 | 16-20 | 86 yr 6 mo |
| Jun 2025 | Executive Condominium | S$1,810,000 | 1,238 sqft | S$1,462 | 16-20 | 86 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,570,000 | 1,130 sqft | S$1,389 | 06-10 | 86 yr 7 mo |
| Jun 2025 | Executive Condominium | S$1,300,000 | 915 sqft | S$1,421 | 06-10 | 86 yr 7 mo |
| May 2025 | Executive Condominium | S$1,325,000 | 915 sqft | S$1,448 | 01-05 | 86 yr 8 mo |
| Apr 2025 | Executive Condominium | S$1,950,000 | 1,345 sqft | S$1,449 | 16-20 | 86 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,530,000 | 1,130 sqft | S$1,354 | 16-20 | 86 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,460,000 | 1,130 sqft | S$1,292 | 01-05 | 86 yr 9 mo |
| Apr 2025 | Executive Condominium | S$1,438,000 | 1,055 sqft | S$1,363 | 11-15 | 86 yr 9 mo |
| Mar 2025 | Executive Condominium | S$1,354,000 | 926 sqft | S$1,463 | 16-20 | 86 yr 10 mo |
| Mar 2025 | Executive Condominium | S$1,260,000 | 926 sqft | S$1,361 | 01-05 | 86 yr 10 mo |
| Mar 2025 | Executive Condominium | S$1,250,000 | 915 sqft | S$1,366 | 06-10 | 86 yr 10 mo |
| Feb 2025 | Executive Condominium | S$1,445,000 | 1,055 sqft | S$1,370 | 11-15 | 86 yr 11 mo |
| Jan 2025 | Executive Condominium | S$1,380,000 | 1,130 sqft | S$1,221 | 21-25 | 87 yrs |
| Jan 2025 | Executive Condominium | S$1,280,000 | 915 sqft | S$1,399 | 16-20 | 87 yrs |
| Dec 2024 | Executive Condominium | S$1,888,000 | 1,485 sqft | S$1,271 | 21-25 | 87 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,730,000 | 1,238 sqft | S$1,398 | 06-10 | 87 yr 1 mo |
| Dec 2024 | Executive Condominium | S$1,465,888 | 1,055 sqft | S$1,390 | 06-10 | 87 yr 1 mo |
Showing the 40 most recent of 130 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Rivertrees Residences
S$1,622
+5.5%17 sales3.1% yield
Riverbank @ Fernvale
S$1,509
+3.0%22 sales3.3% yield
H2o Residences
S$1,505
+3.8%12 sales3.1% yield
High Park Residences
S$1,661
+2.2%54 sales3.5% yield
Parc Botannia
S$1,648
+0.7%35 sales3.4% yield
Rivercove Residences
S$1,635
+20.5%124 sales3.0% yield
Landed Housing Development
S$2,059
+45.0%9 sales1.2% yield
Landed Housing Development
S$1,435
—1 sales1.3% 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.