Overview & Key Facts
SANFORD PARK is a freehold condominium at LANGE ROAD in District 19 (OCR), developed by SHERWOOD DEVELOPMENT PTE LTD (KEPPEL LAND), comprising 32 units, completed in 1991.
Location & Connectivity
SANFORD PARK is approximately 990m from Serangoon MRT station, with 3 stations within 1.5 km.
Schools & Education
22 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Cedar Primary School | Primary | 250m |
| Cedar Girls' Secondary School | Secondary | 320m |
| Serangoon Secondary School | Secondary | 370m |
| Xinmin Secondary School | Secondary | 720m |
| Yangzheng Primary School | Primary | 760m |
| Zhonghua Secondary School | Secondary | 780m |
| Zhonghua Primary School | Primary | 810m |
| Xinmin Primary School | Primary | 880m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $2,403 psf | $4,031,222 |
| 5+ BR | 3 | $1,574 psf | $4,723,333 |
Market Position
SANFORD PARK has recorded 7 sales at an average price of $4,327,841.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,657 psf | — |
| 2023 | 2 | $2,255 psf | ↑ 36.1% |
| 2024 | 2 | $1,843 psf | ↓ 18.3% |
| 2025 | 1 | $1,777 psf | ↓ 3.6% |
| 2026 | 1 | $2,705 psf | ↑ 52.2% |
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The latest reading marks the highest point in this series — SANFORD PARK prices have climbed 63.3% since 2022.
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
- With just 1 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.
- At 35+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, sports / active lifestyle and freehold / generational hold best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
car-owning households, long-term hold (10+ yr) and en-bloc speculators should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
SANFORD PARK is a freehold development in District 19 (OCR), with 32 units, offering a gross yield of 1.8%.
At ~$2,241 psf, it represents a competitive entry point in the OCR segment.
Explore the full SANFORD PARK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing SANFORD PARK against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for SANFORD PARK?
Is SANFORD PARK freehold?
What is the rental yield for SANFORD PARK?
Which MRT is nearest to SANFORD PARK?
Sources & Next Steps
- SANFORD PARK 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: 1 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 7 records analysed · Source: URA private-sale caveats