Overview & Key Facts
H2O RESIDENCES is a 99 yrs lease commencing from 2010 condominium at FERNVALE LINK in District 28 (OCR), developed by IMPAC HOLDINGS PTE LTD, comprising 521 units, completed in 2015.
Location & Connectivity
H2O RESIDENCES is approximately 60m from Layar MRT station, with 7 stations within 1.5 km.
Schools & Education
14 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fernvale Primary School | Primary | 310m |
| Chongfu School | Primary | 320m |
| North Vista Primary School | Primary | 530m |
| North Vista Secondary School | Secondary | 530m |
| Anchor Green Primary School | Primary | 1.2 km |
| Nan Chiau Primary School | Primary | 1.4 km |
| Sengkang Secondary School | Secondary | 1.4 km |
| Seng Kang Primary School | Primary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,320 psf | $696,000 |
| 2 BR | 81 | $1,235 psf | $1,009,567 |
| 3 BR | 51 | $1,292 psf | $1,482,684 |
| 4 BR | 13 | $1,416 psf | $2,005,444 |
Market Position
H2O RESIDENCES has recorded 150 sales at an average price of $1,246,284.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at H2O RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,420/mo | $696,000 | 4.17% |
| 2 BR | $2,982/mo | $1,009,567 | 3.54% |
| 3 BR | $3,733/mo | $1,482,684 | 3.02% |
| 4 BR | $4,148/mo | $2,005,444 | 2.48% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 37 | $1,091 psf | — |
| 2022 | 33 | $1,194 psf | ↑ 9.4% |
| 2023 | 24 | $1,303 psf | ↑ 9.1% |
| 2024 | 20 | $1,355 psf | ↑ 4.0% |
| 2025 | 28 | $1,452 psf | ↑ 7.1% |
| 2026 | 8 | $1,523 psf | ↑ 4.9% |
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H2O RESIDENCES prices sit at a fresh series high after a 4.9% gain on the prior period, now 39.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% 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 |
|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | $1,486 psf | 418 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | $1,224 psf | 403 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | $1,595 psf | 214 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | $1,507 psf | 203 |
Lease Analysis
With 83 years remaining on its 99-year lease, H2O RESIDENCES still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, pet owners and yield-focused investors. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
Verdict
H2O RESIDENCES is a 99 yrs lease commencing from 2010 development in District 28 (OCR), with 521 units, offering a gross yield of 3.0%.
At ~$1,468 psf, it represents a competitive entry point in the OCR segment.
Explore the full H2O RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing H2O RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for H2O RESIDENCES?
Is H2O RESIDENCES freehold?
What is the rental yield for H2O RESIDENCES?
Which MRT is nearest to H2O RESIDENCES?
Sources & Next Steps
- H2O RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 28 (Seletar) — District 28 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: 150 transactions
- Rental data: 410 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 150 records analysed · Source: URA private-sale caveats