Sunrise Villa For Sale in D28: Buyer’s Guide by Homejourney
Part of Gerald Mugliston project analysis
Homejourney Editorial
Sunrise Villa For Sale: Properties & Units Available in District 28 (Homejourney Buyer’s Guide)
Sunrise Villa for sale listings in District 28 (Seletar / Yio Chu Kang) are increasingly sought-after by families and investors who value freehold landed living in a quiet yet well-connected enclave. In this Homejourney guide, you’ll find everything you need to know before you buy here – from current prices and unit types along Sunrise Close and surrounding streets, to investment potential, financing, and step-by-step buying process.
Drawing from local experience in the Seletar–Yio Chu Kang area, URA transaction trends, and on-the-ground insights from Homejourney’s network, this page is designed to help you make a safe, well-informed decision – with full transparency on prices, location pros and cons, and what to look out for when viewing Sunrise Villa units.
Table of Contents
- Sunrise Villa Overview: Freehold Landed in D28
- Available Units for Sale at Sunrise Villa
- Why Buy at Sunrise Villa (vs Other D28 Properties)
- Price Analysis & Market Position (2026)
- Location Advantages: Seletar / Yio Chu Kang / Sunrise Close
- Financing Guide for Sunrise Villa Buyers
- Buying Process & Timeline for Sunrise Villa
- Investment Potential: Rental & Capital Gains
- Local Insider Tips: Living at Sunrise Villa
- FAQ: Sunrise Villa For Sale (Buyer Questions Answered)
- Next Steps: How Homejourney Supports Your Purchase
Sunrise Villa Overview: Freehold Landed in D28
Sunrise Villa is a freehold landed estate located around Sunrise Way, Sunrise Close, Sunrise Avenue and neighbouring roads in District 28, within the broader Seletar–Yio Chu Kang enclave.[1][4][5] Most homes here are 2- to 3-storey terrace houses, with some semi-detached and detached units within the wider Sunrise landed cluster.[1][4][5]
According to project data, Sunrise Villa comprises roughly 240+ landed units, completed around 1993, and developed by entities linked to Far East Organization, one of Singapore’s most established private developers with an extensive residential track record.[1][4] The estate offers a low-rise, low-density feel that you rarely find in newer, denser projects.
From my own experience walking the Sunrise enclave, the first thing you notice is how quiet the streets are in the early morning – you can hear birds from the nearby greenery, and joggers often cut through Sunrise Way towards Yio Chu Kang. At night, it’s a classic family estate: kids cycling, neighbours chatting near their gates, and relatively low through-traffic compared to main-road landed fronts.
Key Facts at a Glance (Sunrise Villa, District 28)
| Attribute | Details (Approx.) |
|---|---|
| Property type | Freehold landed (terrace, some semi-detached / detached in cluster)[1][4][5] |
| District | D28 – Seletar / Yio Chu Kang[1][4] |
| Completion (TOP) | Circa 1993[1][4][5] |
| Number of units | Approx. 240–242 landed homes[1][4][5] |
| Tenure | Freehold[1][4][5] |
| Nearest MRT | Yio Chu Kang MRT (NS Line), short drive away[1][3][4] |
| Typical land size | ~1,700–1,800 sqft for terrace units (varies by plot)[3] |
| Typical build-up | ~3,000–3,500+ sqft depending on extension & layout[2][3] |
Unlike a typical Singapore condo for sale, Sunrise Villa does not offer full condo facilities like pools or gyms within a gated compound. Instead, its appeal lies in landed space, wide roads, and a more private landed lifestyle in D28, while still being reasonably close to Yio Chu Kang, Seletar, and Ang Mo Kio amenities.
Available Units for Sale at Sunrise Villa
Sunrise Villa is a landed development, so you won’t find studio or 1-bedroom apartment-style units here. Instead, you are mainly looking at 2- or 3-storey terrace houses, with some semi-detached homes within the wider Sunrise landed cluster.[1][3][5] These homes are popular with multi-generation families, upgraders moving from HDB flats, and investors who want a freehold landed foothold in the North-East.
Typical Unit Types & Layout Profiles
- Terrace houses (majority) – Often around 1,700–1,800 sqft land, build-up ranging from ~2,800 to 3,500+ sqft depending on renovation and attic additions.[2][3]
- Corner terraces – Slightly larger land plots, potential for side garden / more light and ventilation.
- Semi-detached / detached within the Sunrise cluster – Less common, higher quantum, usually with wider frontages and larger gardens.[3][5]
Internal configurations typically feature 4–5 bedrooms, separate living and dining areas, a backyard or utility area, and at least 2–3 bathrooms. Many owners have reconfigured the original layout to include a granny room on the ground floor or opened up the kitchen for a more modern feel.
Current Price Range (2025–2026 Reference)
Based on recent resale transactions in Sunrise Villa and URA-registered deals reported through market sources, terrace homes in Sunrise Villa have transacted in the ballpark below (note: these are reference ranges, not guaranteed prices):
| Unit Type | Land Size (Approx.) | Recent Transacted Price | Implied PSF on Land | Data Period |
|---|---|---|---|---|
| Inter-terrace | ~1,700–1,720 sqft | ~S$3.35M–S$3.52M | ~S$1,900–S$2,050 psf | 2023–2024 resale deals[3][7] |
| Terrace (larger build-up) | ~1,700+ sqft | Up to ~S$4.35M | ~S$1,500–S$2,000 psf (varies) | 2025 transactions[3][7] |
| Semi-detached | ~3,500 sqft build-up | ~S$4.35M | ~S$1,200+ psf (land) | Selected 2023 deal[2][3] |
By 2026, asking prices for well-renovated terrace units in Sunrise Villa typically fall in the S$3.5M–S$4.5M range, with outliers depending on renovation quality, facing, elevation and width of the frontage, and whether it’s an inter-terrace or corner/semidetached.[3][7] Always verify the latest URA transaction data alongside current listings on Homejourney for an up-to-date view.
Disclaimer: All price figures here are estimates based on public transaction records and market intelligence as of 2025–2026. They are not formal valuations. Buyers should cross-check with URA’s Realis or e-services, banks, and licensed valuers before committing.
Most Popular Unit Profiles Among Buyers
- Standard 2- to 3-storey inter-terraces – Best entry-price option for freehold landed in a mature estate.
- Renovated homes with extended kitchen and attic – Attractive to families who prefer a move-in-ready condition.
- Corner terraces with wider frontage – Limited supply, popular with buyers who want side garden potential for pets, kids, or alfresco dining.
To see what’s currently on the market, including photos, floorplan details, and verified agent listings:
- View all units for sale at Sunrise Villa – Property Search
Homejourney verifies listing information and works closely with agents to minimise duplicate, outdated, or misleading listings, so you can search Sunrise Villa for sale with greater confidence.
Why Buy at Sunrise Villa (vs Other D28 Properties)
D28 properties across Seletar and Yio Chu Kang range from strata-titled condos to fully detached landed homes. Sunrise Villa sits in a sweet spot: freehold landed, relatively accessible, and still more affordable than some central city-fringe landed areas.
Key Selling Points of Sunrise Villa
- Freehold tenure – Offers long-term security and legacy planning, especially for families planning inter-generational handover.[1][4][5]
- Family-friendly landed enclave – Quiet internal streets, cul-de-sacs like Sunrise Close, and low general traffic make it safer for children and pets.
- Space vs price balance – For the same quantum, you often get more land and built-up space here than in many central or city-fringe landed estates, while staying under a S$5M budget for most terraces.[3][7]
- Established developer pedigree – Developer associated with Far East Organization, a major and reputable Singapore developer.[1][4]
- Proximity to schools and international schools – Close to Australian International School, Lycée Français de Singapour, Nanyang Polytechnic, Anderson Junior College, and others, supporting both own-stay and rental appeal.[1][4]
- Short drive to key hubs – Ang Mo Kio Hub, Seletar Mall, Greenwich V, and the upcoming North-East growth around Seletar Aerospace Park.
Lifestyle Benefits
Living at Sunrise Villa, you’ll likely find yourself using Ang Mo Kio and Seletar amenities more than heading to town every weekend. Many residents do their weekly grocery run at AMK Hub, then drive back via Yio Chu Kang Road in under 10–15 minutes (traffic dependent). The nearby Jalan Kayu stretch is a favourite supper spot – locals know that post-11pm, parking can be competitive, so going slightly earlier or parking a short walk away near the side roads makes life easier.
Outdoor lovers also appreciate the relatively short drive to Lower Seletar Reservoir, Sengkang Riverside Park, and the park connectors that run towards Punggol. In the mornings, cyclists often cut past the Sunrise area en route to Seletar and Punggol due to its quieter roads.
Who Sunrise Villa Is Ideal For
- HDB or condo upgraders who want to move into landed living with a reasonable budget.
- Multi-generation families who need 4–6 bedrooms and flexible planning (e.g. granny room on ground floor).
- Investors looking for freehold landed exposure with stable rental demand from families and expats based around the North-East, Seletar Aerospace Park and Yio Chu Kang.
Price Analysis & Market Position (2026)
To decide whether to buy Sunrise Villa, you need a clear picture of price trends, how it compares with nearby D28 properties, and what the long-term trajectory looks like.
Recent Transaction Trends (Sunrise Villa)
Recent URA-linked resale records (as collated by market sources) show Sunrise Villa terrace homes transacting in the S$3.3M–S$4.35M range between 2022 and 2025, with PSF on land often between ~S$1,900–S$2,100 psf for standard terraces.[3][7] Semi-detached or larger units command higher absolute prices but may have a lower land PSF due to bigger plots.[3]
There is a visible uptrend from 2022 to 2025, consistent with Singapore’s broader landed home appreciation, especially for freehold stock in established neighbourhoods.[3][7] For a detailed month-by-month trend and unit-specific data:
- See detailed price trends and transaction history – Projects Directory
Price Comparison with Nearby Developments
Within D28, Sunrise Villa competes with other landed enclaves (e.g. along Cactus, Saraca, Nim, Stratton, Seletar Hills) as well as non-landed condos such as those near Yio Chu Kang and Sengkang. Generally:
- Newer freehold or 999-year landed in Seletar / Nim areas can push higher PSF, especially if very newly built.
- Older 99-year landed may have a lower entry price, but tenure and remaining lease can impact long-term value.
- Condos in D28 may be cheaper in quantum but offer far less interior space and no land ownership, which matters to buyers prioritising generational wealth and renovation flexibility.
From a value perspective, Sunrise Villa’s freehold status, relatively large build-ups, and established neighbourhood profile make it competitive against both leasehold landed and smaller freehold projects that are further from key amenities.
Historical Appreciation & Value Assessment
Between early 2020s and mid-2020s, landed prices islandwide have generally trended up, driven by limited supply and strong owner-occupier demand, as covered regularly in mainstream outlets like The Straits Times and Business Times.Straits Times Housing News Business Times Property Sunrise Villa’s transaction records reflect similar growth, with higher PSF levels now seen for standard terraces than several years ago.[3][7]
Value assessment (2026):
- For a freehold landed home under ~S$4.5M, Sunrise Villa is still relatively accessible compared to central districts.
- Its established status – not a new untested project – gives clearer benchmarks for price, rental, and future demand.
- Potential for value-add through renovation and extension (subject to URA and SCDF guidelines) can unlock further appreciation over time.
For a project-level snapshot, you can also refer to the Sunrise Villa page within Homejourney’s projects section for consolidated data and analytics:
- View Sunrise Villa market data & analytics – Projects
Location Advantages: Seletar, Yio Chu Kang & Sunrise Close
Sunrise Villa’s address cluster – Sunrise Avenue, Sunrise Way, Sunrise Close, Sunrise Place and surrounding roads – sits in a quiet pocket north of Yio Chu Kang Road.[1][3][4] This puts you in D28 while maintaining strong connectivity to Ang Mo Kio, Seletar, and the wider North-East region.
MRT & Transport Connectivity
- Nearest MRT: Yio Chu Kang MRT (NS15, North-South Line) – a short drive away, typically 5–8 minutes by car or taxi in normal traffic.[1][3][4]
- Bus connectivity: The Sunrise estate is served by feeder bus routes along Yio Chu Kang Road and Ang Mo Kio, with bus stops within a ~6–8 minute walk from many units.[1]
- Driving: Access via Central Expressway (CTE) and Seletar Expressway (SLE) connects you quickly to the rest of the island.[1]
From a local perspective, most residents rely on private transport (cars or ride-hailing) for daily commuting, especially for families with young children or elderly parents. Morning peak traffic at Yio Chu Kang Road can be slow, so many develop a preferred route – some use the back way via Ang Mo Kio Ave 5 to reach CTE, others cut through Lentor areas depending on their workplace location.
Schools Near Sunrise Villa
One of Sunrise Villa’s strengths is its proximity to schools ranging from preschool to tertiary, including several international schools.[1][4]
- Australian International School (Lorong Chuan area, but with straightforward drive via CTE / Yio Chu Kang Road)[1]
- Lycée Français de Singapour (French School)[1]
- The Grange Institution – International Primary & Preschool[4]
- Nanyang Polytechnic (Ang Mo Kio)[1]
- Anderson Serangoon Junior College (AMK / Serangoon region)[1]
- Presbyterian High School, other neighbourhood primary and secondary schools within a short drive[1][4]
Parents often time their school run to avoid the worst of the Yio Chu Kang congestion, leaving slightly earlier and looping back through quieter back roads. If your children attend international schools, mapping your exact route and timing a test run during morning peak can be very helpful before you commit to purchase.
Shopping, Food & Daily Amenities
- Ang Mo Kio Hub (AMK Hub) – Major mall with supermarkets, F&B, cinema, and retail; near Ang Mo Kio MRT.
- The Seletar Mall – Convenient for North-East residents, with supermarket, F&B, retail, and services.
- Greenwich V – A neighbourhood mall with a more laid-back feel; popular for coffee, casual dining, and basic services for Seletar/Yio Chu Kang families.
- Jalan Kayu eateries – Famous for prata and local food; a short drive away.[1]
Many Sunrise Villa residents do a mix of AMK Hub (for bigger errands) and Greenwich V / Seletar Mall (for quick meals and groceries). If you enjoy café-hopping, the Seletar Aerospace Park area also offers chic cafes and restaurants in conserved black-and-white bungalows.
Parks & Recreation
- Lower Seletar Reservoir Park – for evening walks, jogging, and water views.
- Park connectors heading towards Sengkang and Punggol – popular with cyclists and joggers.
- Orchid Country Club and Seletar Country Club – golf and recreation options within reasonable driving distance.[1]
Residents who are members of nearby country clubs often head out early on weekends to avoid parking crunches, especially on competition days. The Sunrise area itself has small playgrounds and open spaces where kids can gather, giving it a neighbourhood-community feeling.
Financing Guide for Sunrise Villa Buyers
Buying a landed home is a major commitment. Homejourney emphasises safe, informed financing decisions, with transparent tools that help you avoid over-stretching.
Indicative Monthly Instalments (Illustrative)
Below are simple illustrations to help you frame affordability. Exact numbers will depend on your loan package, tenure, age, and credit profile. Always confirm with your bank and, if needed, a licensed financial adviser.
- Example 1: S$3.5M terrace
• 75% loan (assuming MAS LTV for first housing loan & sufficient income): S$2.625M loan amount
• At 3.5% interest, 25-year tenure – monthly instalment roughly in the S$13,000–S$14,000 range (approximation) - Example 2: S$4.2M terrace
• 75% loan: S$3.15M loan amount
• Same assumptions – monthly instalment roughly S$15,000+ (approximation)
These are rough guides and should not be used as formal calculations. Use Homejourney’s tools to run more precise numbers based on your income, age, and chosen bank package:
- Check your buying power with our mortgage calculator – Bank Rates
Down Payment & Upfront Costs
Under MAS regulations (for individuals purchasing private residential property):
- Minimum cash down payment – Typically at least 5% of the purchase price in cash for first housing loan; can be higher if this is your second or third housing loan (up to 25% cash for those with multiple outstanding loans under current guidelines).
- Total down payment – Usually 25% (cash + CPF) for first housing loan; remaining 75% may be financed via bank loan, subject to TDSR and LTV limits.
- Buyer’s Stamp Duty (BSD) – Payable on a tiered basis to IRAS based on purchase price or market value, whichever is higher.
Refer to IRAS for the latest BSD and ABSD rates, as these can change with policy updates.
ABSD Considerations
Additional Buyer’s Stamp Duty (ABSD) depends on your residency status (Singapore Citizen/PR/foreigner) and how many residential properties you already own. Landed homes like Sunrise Villa fall under private residential category, so ABSD definitely applies for second and subsequent property purchases, and for many foreign buyers under prevailing rules.
Given the high quantum of Sunrise Villa properties, ABSD can translate to a large lump sum. Many buyers therefore plan to sell an existing property or re-time their purchases to manage ABSD exposure. Always check latest ABSD rates directly from IRAS or official government sources before committing.
CPF Usage
You can typically use CPF Ordinary Account (OA) savings for down payment and servicing of your home loan, subject to CPF rules and the Valuation Limit / Withdrawal Limit. Buyers in their 40s and 50s often balance between using CPF for property vs. conserving OA savings for retirement – especially critical at this higher price point.
Homejourney’s stance is to encourage prudent borrowing: we help you evaluate TDSR impact, stress-test interest rates, and understand your repayment comfort level before you book a unit.
Buying Process & Timeline for Sunrise Villa
The process for buying a Sunrise Villa landed home is similar to other private resale properties in Singapore, with a few landed-specific considerations.
Step-by-Step Buying Framework
- Define your objectives & budget
• Clarify if this is own-stay, multi-gen home, or investment.
• Use Homejourney’s mortgage tools to determine your safe budget.Bank Rates - Shortlist Sunrise Villa listings
• Browse current units, filter by price, land size, and renovation level on Homejourney’s search tool.Property Search - Arrange viewings
• Coordinate with a trusted property agent familiar with landed homes.
• Check for structural issues, roof condition, seepage, and renovation quality. - Conduct due diligence
• Confirm URA zoning, plot ratio, and any restrictions on extensions.
• Review title deed details, encumbrances, and easements with your conveyancing lawyer. - Negotiate & issue Option to Purchase (OTP)
• Typical OTP option fee is 1% of purchase price (negotiable).
• Engage your lawyer to vet the OTP clauses. - Exercise OTP & arrange loan
• Usually within 14 days (or as stated in OTP).
• Pay the exercise fee (often 4%) and finalise your bank letter of offer. - Completion & key collection
• Completion typically occurs about 8–12 weeks from OTP grant, depending on conditions.
• Conduct a final inspection before completion to ensure property condition is as agreed.
Throughout, having a landed-experienced agent and conveyancing lawyer is critical. Homejourney can connect you with trusted professionals:
- Schedule a viewing with a property agent –
Investment Potential: Rental & Capital Gains
While many Sunrise Villa buyers are own-stay families, the estate also has meaningful investment appeal due to its freehold tenure, location, and rental demand from families and expats.
Rental Yield & Tenant Demand
Recent rental records in Sunrise Villa and the surrounding Sunrise cluster show monthly rents in the range of around S$4,200–S$7,800 for terrace houses depending on size and condition, with some larger units asking higher rents.[3] For example, 1,600–1,900 sqft units have seen rents between roughly S$4,200 and S$5,600 per month in 2023–2024.[3]
Assuming a purchase price of S$3.6M and annual rent of S$72,000 (S$6,000/month), your gross rental yield would be about 2.0%. This is typical for Singapore landed homes: yields are modest, but capital preservation and appreciation prospects are the main draw.
Tenant profiles include:
- Expats working around Seletar Aerospace Park and Yio Chu Kang.
- Families with children enrolled in nearby international schools.
- Local families renovating their own homes who need interim accommodation.
Capital Appreciation Outlook
Freehold landed supply in Singapore is finite and tightly controlled under URA planning. As such, long-term appreciation prospects remain underpinned by scarcity, population growth, and income growth, though near-term prices can be affected by interest rates and cooling measures.
In D28 specifically, ongoing development around Seletar, new MRT lines in broader North-East areas, and infrastructure upgrades tend to support long-term demand. However, landed property is a large-ticket, illiquid investment – you should be prepared to hold through cycles and not rely on short-term flipping.
For a more micro-level view of Sunrise Villa’s past resale performance vs surrounding landed estates, monitor URA transactions and Homejourney’s project analytics over time.Projects Directory
Local Insider Tips: Living at Sunrise Villa
Beyond hard numbers, how it actually feels to live in Sunrise Villa matters – and this is where local, on-the-ground insights can be most helpful.
Traffic & Noise Tips
- Sunrise Close vs main roads – Homes further inside cul-de-sacs like Sunrise Close or Sunrise Place generally enjoy less traffic noise than those closer to Yio Chu Kang Road.
- Peak hours – Morning traffic along Yio Chu Kang Road and CTE entrances can be heavy. Try doing a test-drive from your prospective unit to your office during weekday peak before committing.
- Weekend serenity – Weekends are usually very peaceful – you’ll hear lawnmowers and children more than vehicles.
Renovation & Maintenance Considerations
Many Sunrise Villa homes are 30+ years old, so renovation and ongoing maintenance are critical. Common checks during viewing include roof waterproofing, pipe condition, electrical wiring (especially in older, minimally-renovated units), and any signs of water seepage.
Also budget for recurring maintenance like air-conditioning servicing, painting, landscaping, and pest control – particularly if you have a garden or mature trees within your compound.