Rent vs D19 -4.1%
Rents near district median
Sanctuary @ 813's latest 12-month median rent is $3,550 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Sanctuary @ 813 rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 813 Upper Serangoon Road Sanctuary @ 813 Singapore 534085
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Quick summary about Sanctuary @ 813
Sanctuary @ 813 is a freehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 41 rentals and 7 sales.
- Latest 12M median rent is $3,550 per month from 6 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,365,000, with median sale PSF at $1,485 psf from 4 sales.
- Rent is up 8.8% over the last 3 months. Sale PSF is up 12.7% over the last 3 months.
Sanctuary @ 813 Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -11.1%
Sale PSF near district median
Sanctuary @ 813's latest 12-month median sale PSF is $1,485 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.12%
Rent support above district screen
Gross yield is roughly 3.12% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 45.2% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +16.7%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Sanctuary @ 813 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,550
Is the asking rent fair?
$3,350 to $3,750 is the first fair-rent band to check. Above $3,750 should have a visible reason.
Latest 12M median sale PSF $1,485 psf
Is the purchase price fair?
$1,320,000 to $1,410,000 and $1,440 to $1,530 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,525
Are similar units renting for more?
2 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 45.2% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +16.7%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Sanctuary @ 813 Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 7 resale transactions
Total sold value $8.4M
Sanctuary @ 813 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 41 Jun 2021 to Apr 2026
Sale transactions 7 Sept 2021 to Jun 2026
Rent trend 8.8% Last 3 months
Sale PSF trend 12.7% Last 3 months
Sanctuary @ 813 Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
KOVAN MRT STATION 0.5 km away
KOVAN MRT STATION (NE13) 0.57 km away
SERANGOON MRT STATION (CC13) 1.16 km away
Schools nearby
NPS INTERNATIONAL SCHOOL (PRIMARY CAMPUS) 0.28 km away
NPS INTERNATIONAL SCHOOL 0.29 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 0.33 km away
DPS INTERNATIONAL SCHOOL, SINGAPORE 0.42 km away
Amenities
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 1.74 km away
JALAN PELIKAT PARK CONNECTOR Park / green link · 0.67 km away
Sanctuary @ 813 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $2,700 16 rentals in view
Latest median sale PSF $1,495 psf 4 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 0 - 1 $1,495 psf $1,400,000
May 2026 0 - 2 $1,412 psf $1,227,500
Apr 2026 1 $2,700 0 - -
Feb 2026 0 - 1 $1,511 psf $1,350,000
Jan 2026 1 $3,700 0 - -
Dec 2025 1 $3,700 0 - -
Oct 2025 1 $3,900 0 - -
Aug 2025 1 $3,400 0 - -
Jul 2025 1 $2,600 0 - -
Jun 2025 1 $3,200 0 - -
Feb 2025 1 $3,700 0 - -
Jan 2025 1 $3,850 0 - -
Projects Similar to Sanctuary @ 813
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 Riversails 3.3 km away 817 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,329 psf
- Median rent
- $3,400
- Median sale PSF
- $1,302 psf
- Median rent
- $3,350
- Median sale PSF
- $1,281 psf
- Median rent
- $3,000
- Median sale PSF
- $1,388 psf
- Median rent
- $3,800
- Median sale PSF
- $1,243 psf
- Median rent
- $3,325
- Median sale PSF
- $1,314 psf
Sanctuary @ 813 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,600 $2,350 9
2 bed $3,525 $3,417 32
Sanctuary @ 813 Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $1,875 $1,875 2
500 to 600 sqft $2,600 $2,486 7
700 to 800 sqft $3,200 $3,100 10
800 to 900 sqft $3,750 $3,650 8
900 to 1,000 sqft $3,700 $3,525 13
1,000 to 1,100 sqft $3,333 $3,333 1
Sanctuary @ 813 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,340,000 $1,350 psf 7
Sanctuary @ 813 Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Sanctuary @ 813 shows a latest 12-month median monthly rent of $3,550 across 6 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,550
Rentals in period 6
Rent signal Moderate
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Sanctuary @ 813 show a median price of $1,365,000 and $1,485 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,365,000
Latest 12M median PSF $1,485 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Sanctuary @ 813 has 7 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $8.4M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Sanctuary @ 813 numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,550/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,485 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D19 to compare Sanctuary @ 813 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Sanctuary @ 813 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Sanctuary @ 813?
Sanctuary @ 813 has a latest 12-month median monthly rent of $3,550 across 6 rentals in that period.
What is the typical sale price at Sanctuary @ 813?
The latest 12-month median sale price for Sanctuary @ 813 is $1,365,000, based on 4 sales in that period.
What is the median sale PSF at Sanctuary @ 813?
The latest 12-month median sale price per square foot for Sanctuary @ 813 is $1,485 psf. The average for the same period is $1,458 psf.
Is Sanctuary @ 813 freehold or leasehold?
Sanctuary @ 813 is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Sanctuary @ 813 located?
Sanctuary @ 813 is located at 813 Upper Serangoon Road Sanctuary @ 813 Singapore 534085 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Sanctuary @ 813 transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.