SEVERAL large parcels of land have been earmarked for residential use in Fernvale North, a housing estate set to take shape in Sengkang. 

The massive site will be bounded by Jalan Kayu, Fernvale Street, Anchorvale Street, Sengkang West Drive and the Tampines Expressway. It will be near two LRT stations – Kupang and Thanggam – as well as Sengkang Riverside Park. 

“The proposed development will support the demand for housing in the area and provide current and future residents with commercial and recreational amenities, as well as social and community facilities, greater accessibility to parks and improved road connectivity,” said the Urban Redevelopment Authority (URA) on Monday (Apr 29). 

According to URA, one large site bound by Jalan Kayu, Fernvale Street and Fernvale Crescent is proposed to be zoned residential (subject to detailed planning). 

Next to it, a site located within Fernvale Street and Fernvale Crescent is proposed largely for residential use, with plot ratios of 3.9 and 4.2 assigned to various land parcels.

A small park and a place of worship have also been planned within this site, according to checks by The Business Times.

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Another site, bound by Fernvale Crescent, Anchorvale Street and a new road, Sengkang West Drive, is expected to meet demand for housing as well. A park and a health and medical zone have been planned for this site.

Sengkang is a rapidly growing satellite town in the north-east of Singapore.

According to the Department of Statistics Singapore’s Population Trends report in 2023, Sengkang was one of five planning areas with more than 250,000 residents. The others were Bedok, Tampines, Jurong West and Woodlands.

According to the report, there are seven sub-zones in Sengkang: Sengkang West, Fernvale, Anchorvale, Compassvale, Sengkang Town Centre, Rivervale and Lorong Halus North. 

Recent Build-To-Order (BTO) Housing Board projects in Sengkang launched between 2017 and 2019 include the 207-unit Anchorvale Village, 933-unit Fernvale Vines and 2,500-unit Rivervale Shores. 

BTO flats at Fernvale Vines, the latest BTO launched in February 2019 in Sengkang, were priced between S$102,000 for a two-room flexi unit and S$442,000 for a three-generation flat. 

Lee Sze Teck, Huttons’ senior director of data analytics, said that the last condominium launch in Fernvale was the 735-unit Parc Botannia by Sing Holdings and Wee Hur. The project sold 230 units over its launch weekend in 2017 at an average price of S$1,270 per square foot (psf).

Lee added: “There may be a mix of public and private or executive condominium (EC) housing at Fernvale.”

Analysts expect that there could be between 8,000 and 10,000 new homes in Fernvale North.

The median psf price of non-landed homes, excluding executive condominiums, transacted in the resale market in Sengkang in April 2024 was S$1,444 psf.

OrangeTee Group chief researcher and strategist Christine Sun said in April, the median price of Sengkang HDB resale transactions stood at $600,000.

Eugene Lim, ERA’s key executive officer, said that there is an undeveloped industrial enclave at Seletar West Road.

He pointed out: “The site could draw residents and facilitate the future development of the industrial and commercial enclave in Sengkang.”

On Monday, URA said that land parcels along Bukit Panjang Ring Road are proposed for residential use. The parcel is very close to the Bangkit LRT station.

URA added: “The proposed amendments are to facilitate a residential development that will support the demand for housing in the area as well as allow more residents to have easier access to amenities and public transport.”

Huttons’ Lee said that the land parcel can yield an estimated 900 to 1,000 dwelling units and is likely to be for a BTO.

Meanwhile, land parcels along Woodlands Drive 17 may be set aside for residential use too.

“This land parcel is next to Singapore Sports School and opposite a GLS (government land sales) site along Champions Way sold in September 2023 for S$904 psf ppr,” said Lee. 

The site can possibly yield more than 1,000 dwelling units, he noted, adding: “If it is for private or EC developments, it may be better to parcel the site into two to lower the risks to developers.”