Sanctuary Green Review — Katong / East Coast · D15
HuatScore: 62/100 — Good
Is Sanctuary Green a good buy?
HuatScore rates Sanctuary Green 62/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.3% yield. Strongest card: 3-bedder × investment — appreciation sweet spot. Main watch-out: Thin future upgrader pool. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,654 psf
- Price from: S$1.49M
Live market data
- Resale transactions (12mo): 23
- Recent resale PSF: ~$1,690 psf
- Gross rental yield: 3.3%
What works in its favour
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 120 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 5 new launches competing in D15 · Katong / East Coast: 5 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Sanctuary Green suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.3% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
#6 of 256 condos in D15 for resale volume — this one moves. Price trend still sliding — no need to chase.