Rent vs D28 +19.1%
Rents above district median
The Topiary's latest 12-month median rent is $4,050 compared with the D28 median of $3,400 for the same period. Use this district check before narrowing by bedroom and area band.
The Topiary rent and sale price
D28 / Seletar
Address 11 Fernvale Lane the Topiary Singapore 797495
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Quick summary about The Topiary
The Topiary is a 99-year leasehold executive condominium in D28 / Seletar. The page currently tracks 202 rentals and 342 sales. The Topiary is tracked in D28 / Seletar.
For rent checks, start with the latest 12-month median of $4,050 per month and compare it with the full-history size-band range of $3,125 to $4,650. For sale checks, start with the latest 12-month median sale price of $1,715,000 and median sale PSF of $1,549 psf, then compare full-history floor-band evidence from $1,350,000 to $1,400,000 and PSF from $1,153 psf to $1,338 psf.
- Latest 12M median rent is $4,050 per month from 40 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,715,000, with median sale PSF at $1,549 psf from 42 sales.
- Rent is up 13.6% over the last 3 months. Sale PSF is down 3.4% over the last 3 months.
The Topiary Market Brief
Compare the project with D28 across rent, sale PSF, tenure and transaction activity.
Compared with D28
Sale PSF vs D28 -1.5%
Sale PSF near district median
The Topiary's latest 12-month median sale PSF is $1,549 psf versus the D28 median of $1,573 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.83%
Rent support above district screen
Gross yield is roughly 2.83% versus a D28 screen of 1.70%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 31.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -9.5%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2012 matters most on sale price. Compare The Topiary against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,050
Is the asking rent fair?
$3,850 to $4,250 is the first fair-rent band to check. Above $4,250 should have a visible reason.
Latest 12M median sale PSF $1,549 psf
Is the purchase price fair?
$1,660,000 to $1,770,000 and $1,500 to $1,600 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,850
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 31.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -9.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Topiary Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Executive Condominium
Sales 342 resale transactions
Total sold value $489.1M
The Topiary Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 202 Jun 2021 to Sept 2026
Sale transactions 342 Jun 2021 to Oct 2026
Rent trend 13.6% Last 3 months
Sale PSF trend -3.4% Last 3 months
The Topiary 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
No MRT match yet.
Schools nearby
FERNVALE PRIMARY SCHOOL 0.31 km away
SENGKANG GREEN PRIMARY SCHOOL 0.57 km away
PEI HWA SECONDARY SCHOOL 0.74 km away
FERN GREEN PRIMARY SCHOOL 1.31 km away
Amenities
PUNGGOL PARK CONNECTOR Park / green link · 1.03 km away
FERNVALE HAWKER CENTRE & MARKET Food centre · 0.65 km away
The Topiary Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,800 58 rentals in view
Latest median sale PSF $1,453 psf 77 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 1 $1,453 psf $1,580,000
Sept 2026 2 $4,800 4 $1,505 psf $1,630,000
Aug 2026 5 $4,600 3 $1,635 psf $1,725,000
Jul 2026 5 $4,300 4 $1,591 psf $1,665,000
Jun 2026 5 $3,800 0 - -
May 2026 4 $4,500 5 $1,558 psf $1,468,000
Apr 2026 2 $4,050 6 $1,507 psf $1,868,884
Mar 2026 4 $3,950 8 $1,561 psf $1,910,000
Feb 2026 2 $3,475 2 $1,611 psf $1,699,000
Jan 2026 2 $4,300 1 $1,537 psf $1,390,000
Dec 2025 2 $4,075 2 $1,574 psf $1,727,500
Nov 2025 5 $3,700 6 $1,538 psf $1,807,500
Projects Similar to The Topiary
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 H2o Residences 1.0 km away 564 transactions
- Median rent
- $3,200
- Median sale PSF
- $1,303 psf
- Median rent
- $4,100
- Median sale PSF
- $1,256 psf
- Median rent
- $3,000
- Median sale PSF
- $1,327 psf
- Median rent
- $4,000
- Median sale PSF
- $1,255 psf
- Median rent
- $3,000
- Median sale PSF
- $1,511 psf
- Median rent
- $3,100
- Median sale PSF
- $1,458 psf
The Topiary Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,125 $3,096 14
3 bed $3,850 $3,850 119
4 bed $4,650 $4,432 67
5 bed $4,250 $4,250 2
The Topiary Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,150 $3,103 15
900 to 1,000 sqft $3,800 $3,640 60
1,000 to 1,100 sqft $4,200 $4,134 47
1,100 to 1,200 sqft $4,350 $4,350 1
1,200 to 1,300 sqft $4,650 $4,402 33
1,300 to 1,400 sqft $4,600 $4,309 44
2,200 to 2,300 sqft $4,250 $4,250 2
The Topiary Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,400,000 $1,153 psf 62
06 to 10 $1,350,000 $1,259 psf 91
11 to 15 $1,400,000 $1,279 psf 79
16 to 20 $1,390,000 $1,317 psf 93
21 to 25 $1,360,888 $1,338 psf 17
The Topiary 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
The Topiary shows a latest 12-month median monthly rent of $4,050 across 40 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,050
Rentals in period 40
Rent signal Strong
- 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 The Topiary show a median price of $1,715,000 and $1,549 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,715,000
Latest 12M median PSF $1,549 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 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. The Topiary has 342 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $489.1M
Latest record Oct 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 The Topiary numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,050/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,549 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 D28 to compare The Topiary 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.
The Topiary FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Topiary?
The Topiary has a latest 12-month median monthly rent of $4,050 across 40 rentals in that period.
What is the typical sale price at The Topiary?
The latest 12-month median sale price for The Topiary is $1,715,000, based on 42 sales in that period.
What is the median sale PSF at The Topiary?
The latest 12-month median sale price per square foot for The Topiary is $1,549 psf. The average for the same period is $1,543 psf.
Is The Topiary freehold or leasehold?
The Topiary is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Topiary located?
The Topiary is located at 11 Fernvale Lane the Topiary Singapore 797495 in D28 / Seletar.
How current is the The Topiary 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.