Non-landed Housing Development D28 Price Trends & Buying Guide | Homejourney
Part of Este Villa project analysis
Homejourney Editorial
Non-landed Housing Development Price Trends and Market Analysis in D28
If you are shortlisting Non-landed Housing Development for sale around Jalan Selaseh in District 28 (Seletar, Yio Chu Kang), current 2026 data points to a stable, owner-occupied market with moderate price growth, healthy upgrader demand, and attractive entry prices compared to central regions.
This cluster guide is part of Homejourney’s broader Singapore condo market analysis pillar, zooming in on Non-landed Housing Development Price Trends and Market Analysis so buyers can evaluate real value, not just asking prices.
1. Property Overview: Why Buyers Look at Non-landed Housing Development in D28
Jalan Selaseh sits in a quiet landed and low-rise enclave off Yio Chu Kang Road, about a 5–8 minute drive from Seletar Mall and Greenwich V, and roughly 10 minutes from the Seletar Aerospace Park lifestyle cluster with its F&B options at The Oval.
On weekday evenings, the area is noticeably calmer than busier parts of Ang Mo Kio or Serangoon; traffic along Yio Chu Kang Road can be heavy at peak hours, but the internal streets around Jalan Selaseh remain largely residential and peaceful, which is a key draw for families.
Non-landed Housing Development (private residential) in this pocket of D28 typically appeals to:
- Upgraders moving from nearby HDB estates in Sengkang, Punggol, and Ang Mo Kio
- Families wanting more space than typical OCR mass-market condos
- Investors seeking relatively affordable entry prices with long-term growth from the Seletar transformation
Based on the broader private non-landed market, prices islandwide continue to edge up moderately, with flash estimates showing non-landed prices up about 0.7% month-on-month in January 2026 and overall private home prices projected to grow around 3–4% in 2026.[1][6] D28, as an Outside Central Region (OCR) area, typically tracks this steady, owner-occupier-led trend rather than volatile spikes.
Homejourney validates project information against URA records and caveats, so buyers browsing this development can make decisions based on accurate, verified data rather than hearsay.
2. Available Units for Sale: Typical Layouts and 2026 Price Expectations
Stock in this part of D28 is dominated by larger family layouts rather than micro units. While specific availability changes week to week, typical available units at comparable non-landed projects around Jalan Selaseh include:
- 2-bedroom: ~700–850 sq ft
- 3-bedroom: ~1,000–1,200 sq ft
- 4-bedroom / larger: ~1,300–1,600+ sq ft
In 2026, OCR non-landed projects with similar characteristics in D28 generally transact in the S$1,6xx–S$1,9xx psf range for resale units, depending on age, facilities, and floor level, while new launches have increasingly tested above S$2,0xx psf in select OCR locations.[3][5][8] For a typical 3-bedroom 1,100 sq ft unit here, buyers should budget roughly S$1.8M–S$2.0M as a working range, subject to actual URA caveats and unit condition.
These are indicative estimates only and not formal valuations; always cross-check against URA transaction data and recent Homejourney listings.
Most popular among buyers in D28 are 3-bedroom units, as they offer a good balance of price, space for young families, and future rentability. 2-bedders appeal to couples looking to buy condo in a quieter enclave while keeping total quantum affordable.
To see live asking prices and stack/facing details, use Homejourney’s search:
View all units for sale at Non-landed Housing Development: Property Search
3. Why Buy at Non-landed Housing Development in Jalan Selaseh
From walking the area in the evenings and weekends, three reasons consistently come up in buyer conversations around Jalan Selaseh and neighbouring D28 projects:
- Tranquil, low-rise neighbourhood: You are surrounded by landed homes and small-scale developments, so you avoid the dense, high-rise feel of many newer OCR estates.
- Proximity to Seletar and Yio Chu Kang: Easy access to Seletar Mall, Jalan Kayu eateries, and the Sengkang/Yio Chu Kang transport nodes provides daily convenience without the noise of a major town centre.
- Family-friendly lifestyle: Plenty of neighbourhood parks, playgrounds, and cycling-friendly internal roads make it attractive for families with young children.
Homejourney emphasises safety and trust, so key site details—such as project age, strata area, and any known maintenance issues—are checked against official sources where possible before being published.
4. Price Trends and Value Analysis for D28 Buyers
For buyers comparing D28 to other regions, it is important to frame Non-landed Housing Development within the broader non-landed market:
- Flash estimates show private non-landed prices up 0.7% month-on-month in January 2026, continuing a modest uptrend.[6]
- Overall private home prices rose about 3.4% in 2025, and analysts expect a similar 3–4% growth in 2026, indicating a more sustainable phase after earlier rapid increases.[1][3]
- Outside Central Region (OCR) projects like D28 are supported by owner-occupiers and upgraders, which tends to reduce downside volatility.[5]
Within D28, projects near Seletar Mall and Fernvale LRT often command a slight premium due to direct amenity access, while quieter pockets nearer Jalan Selaseh may offer better psf value but require short drives or bus connections for groceries and MRT.
Compared to newer OCR launches breaching the S$2,0xx–S$2,3xx psf frontier in various parts of Singapore, a well-maintained resale unit in this Jalan Selaseh cluster can still look attractive on a quantum basis, especially for 3- and 4-bedroom units aimed at own stay.
For a deeper methodology on how Homejourney analyses D28 projects, you can also reference:
Non-landed Housing Development in D28: Buyer’s Guide by Homejourney
See detailed price trends and transaction history for this project: Projects Directory and project page Projects
5. Location Advantages: Connectivity and Daily Convenience
MRT & Transport
Jalan Selaseh does not sit directly on an MRT line, which is one reason prices remain more reasonable than MRT-front projects. In practice, residents typically:
- Take a short bus ride along Yio Chu Kang Road to Yio Chu Kang MRT (NSL) or Ang Mo Kio MRT (about 10–15 minutes off-peak)
- Drive ~5–8 minutes to Lentor MRT (TEL) or the TPE/SLE for fast access to other parts of Singapore
During peak hours, you should factor in slightly longer travel times, but the trade-off is a quieter, greener environment.
Schools
Families considering long-term own stay usually look at primary school distances and bus routes. Depending on the exact site, you may be within a short drive of schools such as:
- Hougang, Fernvale and Sengkang primary schools (roughly 5–10 minutes’ drive, traffic-dependent)
- Several preschools and childcare centres dotted around Yio Chu Kang Road and Seletar Mall
Always confirm 1km/2km school distance using MOE’s official school information service for the specific address before purchasing, especially if you’re targeting a particular primary school.
Amenities and Lifestyle
Within 5–10 minutes’ drive, you have:
- Seletar Mall – full supermarket, F&B, enrichment centres
- Greenwich V – cafes and restaurants popular with nearby residents
- Jalan Kayu – well-known for late-night prata and local eateries
- Seletar Aerospace Park & The Oval – brunch spots, open lawns and heritage hangars
For greenery and recreation, the Park Connector Network around the Punggol–Sengkang stretch is a short drive away, giving access to riverside cycling and jogging routes.
6. Financing Guide for Buyers in 2026
With interest rates easing from 2025 highs, many analysts note that lower borrowing costs are helping sustain private housing demand and supporting moderate price growth.[1] However, prudent financing remains crucial.
Illustrative Monthly Payments (2026)
Assume a 3-bedroom unit at S$1.9M, 75% loan (S$1.425M), 30-year tenure, and interest of about 2.5% p.a. A rough estimate of monthly repayment would be around S$5,600–S$5,800. This is an illustration only; your actual rate and payments depend on your profile and bank package.
Key financing points for D28 buyers:
- Down payment: For a first residential property, buyers can typically finance up to 75% with a bank loan, with at least 5% in cash and the balance in cash/CPF, subject to MAS rules.
- ABSD: Additional Buyer’s Stamp Duty applies based on your residency status and number of properties owned; always check IRAS’ latest rates before committing.
- CPF usage: CPF OA can usually be used for down payment and monthly instalments, subject to Valuation Limit and Withdrawal Limit rules. CPF Board’s guidelines should be reviewed for your age and CPF balances.
Homejourney strongly recommends stress-testing your budget under higher interest rate scenarios to maintain financial safety.
Check your buying power with our mortgage calculator: Bank Rates
For more in-depth financing tactics, you can also learn from similar D28 content like:
Sunrise Villa Home Loan & Financing Guide | Homejourney
7. Step-by-Step Buying Process at Non-landed Housing Development
To keep your transaction smooth and safe, follow a structured process:
- Assess affordability
Use Homejourney’s calculator and speak to a banker to understand your loan eligibility, taking into account TDSR/MSR rules. - Shortlist units on Homejourney
Filter for your preferred size, budget and facing in D28 using Property Search . Review floor plans, recent transaction data and price psf. - Arrange viewings
Always visit the unit at different times of day to check noise, sun exposure, and traffic patterns around Jalan Selaseh.
Schedule a viewing with a property agent: or - Conduct due diligence
Check URA caveats, MCST fees, recent AGM minutes where possible, and any upcoming major repairs. Your lawyer can also help verify title and encumbrances. - Negotiate and exercise OTP
Once you’ve agreed on price, you’ll typically pay an option fee (up to 5%) and have a 14-day option period (longer if mutually agreed) to exercise with your lawyer. - Completion and move-in
Completion usually takes 8–12 weeks. Use this window to arrange renovation, air-con servicing, and moving logistics.
For post-move comfort and maintenance, you can explore vetted service providers via Homejourney’s home services, such as air-conditioning servicing:
Aircon Services
8. Investment Potential: Rental Yields and Capital Growth
Investors looking at Singapore condo for sale options in D28 typically weigh three key metrics: rental yield, capital appreciation, and exit liquidity.
Rental Demand
Tenant demand in D28 is supported by professionals working in the north and northeast—Seletar Aerospace Park, Sengkang General Hospital, and business parks accessible via CTE/TPE. Units that are well-renovated and within easy access of bus routes to MRT stations tend to see smoother leasing.
From Homejourney’s broader research on similar D28 developments like Sunrise Villa, typical gross yields often hover in the mid-3% range for family-sized units, depending on purchase price and rent levels.Sunrise Villa Investment Returns: Rental Yield Analysis | Homejourney These yields are comparable to many OCR family condos, though exact yields for Non-landed Housing Development will depend on your entry price and leasing strategy.
Capital Appreciation
With private home prices expected to grow at a moderate 3–4% in 2026 and a strong pipeline of OCR launches, D28 is likely to continue performing as a steady owner-occupier market rather than a speculative hotspot.[1][5] Upside potential may come from:
- Ongoing enhancement of Seletar Aerospace Park and surrounding employment nodes
- Improved road and public transport connectivity over time
- Limited supply of new private plots in immediate landed/low-rise enclaves
For a detailed approach to reading D28 psf charts and URA caveats, see Homejourney’s project-level analysis tools:
See detailed price trends and transaction history: Projects and Projects Directory
9. How Homejourney Keeps Your Purchase Safer
Homejourney’s mission is to create a safer, more transparent environment for every buyer considering D28 properties and beyond. For Non-landed Housing Development, this means:
- Data verification against URA and government sources wherever possible
- Clear separation of facts and estimates – indicated price ranges are labelled as estimates and buyers are reminded to cross-check with professionals