Overview & Key Facts
SANCTUARY @ 813 is a freehold condominium at UPPER SERANGOON ROAD in District 19 (OCR), developed by SUNHUAN CONSTRUCTION PTE LTD, comprising 23 units, completed in 2011.
Location & Connectivity
SANCTUARY @ 813 is approximately 570m from Kovan MRT station, with 3 stations within 1.5 km.
Schools & Education
20 schools within 2 km (12 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Zhonghua Primary School | Primary | 340m |
| Zhonghua Secondary School | Secondary | 350m |
| Montfort Junior School | Primary | 550m |
| Xinmin Secondary School | Secondary | 560m |
| Montfort Secondary School | Secondary | 570m |
| Cedar Primary School | Primary | 620m |
| Cedar Girls' Secondary School | Secondary | 620m |
| Xinmin Primary School | Primary | 670m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,327 psf | $700,000 |
| 2 BR | 5 | $1,432 psf | $1,270,000 |
| 3 BR | 1 | $1,310 psf | $1,340,000 |
Market Position
SANCTUARY @ 813 has recorded 7 sales at an average price of $1,198,571.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SANCTUARY @ 813 typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,285/mo | $700,000 | 3.92% |
| 2 BR | $3,368/mo | $1,270,000 | 3.18% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,330 psf | — |
| 2022 | 2 | $1,319 psf | ↓ 0.8% |
| 2026 | 4 | $1,457 psf | ↑ 10.5% |
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SANCTUARY @ 813 prices sit at a fresh series high after a 10.5% gain on the prior period, now 9.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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 |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- Only 4 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 23 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold. At ~567m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
mrt-walkable commuters and yield-focused investors should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2011 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
SANCTUARY @ 813 is a freehold development in District 19 (OCR), with 23 units, offering a gross yield of 3.1%.
At ~$1,457 psf, it represents a competitive entry point in the OCR segment.
Explore the full SANCTUARY @ 813 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SANCTUARY @ 813 against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for SANCTUARY @ 813?
Is SANCTUARY @ 813 freehold?
What is the rental yield for SANCTUARY @ 813?
Which MRT is nearest to SANCTUARY @ 813?
Sources & Next Steps
- SANCTUARY @ 813 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 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: 7 transactions
- Rental data: 44 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 7 records analysed · Source: URA private-sale caveats