CommercialRESIDENTIALLeaseholdDistrict 28 · Sengkang

High Park Residences

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

High Park Residences is a commercial building in District 28 · Sengkang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 87 years remaining. 16 transactions are on record since 1995, at a median S$2,425 psf, most recently in Sept 2026. ACRA records 7 live company registrations at this address.

The facts are here — now get the verdict on High Park Residences.

Ask PropKaki

What are the key facts about High Park Residences?

Key takeawayHigh Park Residences is a commercial building in District 28 · Sengkang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 28 · Sengkang
Address: 21 Fernvale Road
Land area: 34,017 sqm
Completed: Not on record
Storeys: 24 (© OpenStreetMap contributors)
Developer: Fernvale Development Pte. Ltd. (per CommercialGuru)
Total units (CommercialGuru's count): 9
Strata lots (whole development, MCST): 1,399
Managing agent: DEESOLO INTERNATIONAL PTE LTD
Strata formed: 2020 (MCST 4718)
Submarket: Suburban
Units with a recorded sale: At least 9
Transactions on record: 16 (records start 1995)
Live listings: None
ACRA registrations: 7

What are the specs at High Park Residences?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 30A 3-phase; Source: the developer's sales brochure
Facilities: car park; Source: CommercialGuru

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for High Park Residences?

Key takeawayWe hold the developer's sales-brochure floor plans for High Park Residences — 1 plan. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

SHOP / F&B

Source: developer's sales brochure.

About High Park Residences

High Park Residences is a mixed-use building in Sengkang (District 28). It is located along Fernvale Road, Singapore 797637.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

The site is leasehold, with about 87 years remaining on the lease. It occupies roughly 34,017 sqm of land with about 112,259 sqm of gross floor area.

15 transactions have been recorded here, at a median of S$2,425 psf. The most recent was in February 2025.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Thanggam LRT, 117 m away (about a 2-minute walk). The closest bus stop (Thanggam Stn Exit A) is 77 m away (about a 1-minute walk).

What is High Park Residences zoned as?

Key takeawayHigh Park Residences sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has High Park Residences sold for?

Key takeawayAcross 16 recorded transactions since 1995, the median price is about S$874k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Retail	S$748k	344 sqft	$2,172
Feb 2025	Retail	S$1.10M	355 sqft	$3,097
Sept 2024	Retail	S$1.10M	355 sqft	$3,097
Jul 2024	Retail	S$1.10M	355 sqft	$3,097
Jul 2024	Retail	S$1.13M	366 sqft	$3,088
Jul 2024	Retail	S$1.10M	355 sqft	$3,097
Jun 2024	Retail	S$1.10M	355 sqft	$3,097
Aug 2015	Retail	S$887k	366 sqft	$2,425
Aug 2015	Retail	S$861k	355 sqft	$2,425
Aug 2015	Retail	S$861k	355 sqft	$2,425

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at High Park Residences rent for?

Key takeawayNo rent is published for High Park Residences itself. On its street, Fernvale Road, retail space rented at a median of $9.78 psf a month in 2022Q2. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Fernvale Road

Street level · 2022Q2

25th pct

—

— psm

Median

$9.78

$105.29 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Market context around High Park Residences

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at High Park Residences

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at High Park Residences?

Key takeawayURA has approved 9 changes of use at High Park Residences since 2000, most recently in 2026. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

5 May 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX & #01-XX to commercial school
18 Jun 2025RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant at high park residences
16 Aug 2024ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of unit #01-XX to pet grooming
13 Sept 2022ApprovedFloor 1
Change of use to commercial school
Proposed change of use of units #01-XX, #01-XX and #01-XX to commercial school
31 May 2022ApprovedFloor 1
Change of use: shop → restaurant
Change of use of 1st storey unit #01-XX from shop to restaurant at high park residences
11 Mar 2022RenewedFloor 1
Continued use as restaurant
Continued use of shop units #01-XX and #01-XX as restaurant
22 Feb 2022ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
11 Jan 2021ApprovedFloor 1
Change of use to self-service laundromat
Proposed change of use of unit #01-XX to self-service laundromat
22 Jul 2019ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop units #01-XX and #01-XX to commercial school
16 Jul 2019ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
3 May 2019ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop units #01-XX and #01-XX to restaurant

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Fernvale Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is near High Park Residences?

Key takeawayThe nearest MRT/LRT is Thanggam LRT, about 117 m away — and 3 competing retail premisess operate nearby.

Getting around

Thanggam LRT117 m · ~2 min

Amenities nearby

Educational Institution · 62 mThanggam Stn Exit A · 77 mThanggam LRT Exit A · 102 mFernvale Park · 128 mPlace Of Worship · 182 mKang Clinic · 252 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Labiba Enterprise Pte. Ltd. · 254 mThe Seletar Mall · 558 mFernvale Hawker Centre and Market · 561 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at High Park Residences

Key takeawayThe nearest station is Thanggam (SW4), 102 m away — a quiet station, with 5,893 taps in and out on an average weekday. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 13% of retail buildings

nearest MRT/LRT Thanggam (SW4) 102 m, about 5,893 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 12, about 10,000 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 68,000 residents within 1 km (June 2026); 1 other mall within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Thanggam (SW4)102 m · 5,893 weekday taps
Fernvale (SW5)487 m · about 13,000 weekday taps
Kupang (SW3)696 m · 3,355 weekday taps
Layar (SW6)726 m · 5,268 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to High Park Residences. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 465 Fernvale Road (HDB)239 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 416 car lots
Blk 464A-B, 465B, 466A-B Fernvale Road (HDB)262 m
no short-term parking · 6 car lots
Blk 453 Fernvale Road (HDB)272 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 453 car lots
Blk 451 Sengkang West Way (HDB)287 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 369 car lots
Blk 450 Sengkang West Way (HDB)311 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 100 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. High Park Residences's own car park, if it has one, and its charges are not in the open data.

Who's registered at High Park Residences?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list High Park Residences as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Accommodation and food services
1
Financial and insurance
1
Other services
1
Information and communications
0
Construction
0
Professional, scientific and technical services
0
Administrative and support services
0
Education
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about High Park Residences

Where is High Park Residences?⌄

High Park Residences is at 21 Fernvale Road, Singapore 797637, in the Sengkang planning area.

What is High Park Residences zoned as?⌄

High Park Residences sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of High Park Residences?⌄

High Park Residences is leasehold. About 87 years remain on the lease.

What have units at High Park Residences sold for?⌄

Across 15 recorded transactions, the median price is S$2,425 psf. The latest was in February 2025.

What is the nearest MRT station to High Park Residences?⌄

Thanggam LRT is the closest, 117 m away (about a 2-minute walk).

How many businesses are registered at High Park Residences?⌄

14 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

The facts are here — now get the verdict on High Park Residences.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about High Park Residences — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project High Park Residences.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.