Overview & Key Facts
FRAGRANCE COURT is a freehold condominium at YEW SIANG ROAD in District 5 (RCR), developed by , comprising 32 units.
Location & Connectivity
FRAGRANCE COURT is approximately 280m from Pasir Panjang MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Pasir Panjang | Circle Line | 280m |
| Labrador Park | Circle Line | 1.2 km |
| Haw Par Villa | Circle Line | 1.4 km |
Schools & Education
4 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Alexandra Primary School | Primary | 1.7 km |
| Dulwich College (Singapore) | International | 1.7 km |
| Crescent Girls' School | Secondary | 2 km |
| Queenstown Primary School | Primary | 2 km |
Market Position
FRAGRANCE COURT has recorded 5 sales at an average price of $1,906,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $1,221 psf | — |
| 2023 | 1 | $1,321 psf | ↑ 8.2% |
| 2024 | 1 | $1,457 psf | ↑ 10.3% |
| 2025 | 1 | $1,467 psf | ↑ 0.7% |
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The latest reading marks the highest point in this series — FRAGRANCE COURT prices have climbed 20.2% since 2022.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 32-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, international school families, long-term hold (10+ yr) and freehold / generational hold. Located ~281m from Pasir Panjang MRT, this property is a comfortable daily walk for transit commuters.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
FRAGRANCE COURT is a freehold development in District 5 (RCR), with 32 units, offering a gross yield of 2.8%.
At ~$1,467 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full FRAGRANCE COURT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FRAGRANCE COURT against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (420m away), an upgrader gap of about $1,000,000
- Bukit Merah — 4-room average $894,787 (1.4 km away), an upgrader gap of about $1,000,000
- Queenstown — 4-room average $1,002,705 (1.8 km away), an upgrader gap of about $900,000
FAQ
What is the average PSF for FRAGRANCE COURT?
Is FRAGRANCE COURT freehold?
What is the rental yield for FRAGRANCE COURT?
Which MRT is nearest to FRAGRANCE COURT?
Sources & Next Steps
- FRAGRANCE COURT Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 47 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2025 · 5 records analysed · Source: URA private-sale caveats