Completed 2015

H2o Residences

D28 · Seletar / Yio Chu Kang · 38 Fernvale Link

A 521-unit condo in D28, completed in 2015, on a 99-year lease from 2010 with about 82 years left. Developed by Impac Holdings Pte Ltd.

Source: Condo master (URA caveats); URA transactions, Oct 2026

82 yrs

Lease left

$1,510

Avg $psf, 12 months

Sales, 12 months

2015

Completed

Floor plans → Site plan → E-brochure (PDF) →

What brings you to H2o Residences?

Buying here? Get a second opinion. 2-bedders here sold for $1.08M to $1.25M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion

02 — Prices

H2o Residences prices

Last 12 months

Sales

$1,510

Average $psf

$1,261 – $1,706

$psf range

$1.08M – $2.35M

Price range

By bedroom type

Last 12 months

TypeSalesAvg $psfPrice rangeSize

2-Bedroom4 sales$1,482 psf$1.08M – $1.25M743–883 sq ft

4-Bedroom3 sales$1,617 psf$2.09M – $2.35M1,378–1,389 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size

Last 12 months

SizeSalesAvg $psfAvg pricePrice range

700–899 sq ft3 sales$1,504 psfAvg $1.13M$1.08M – $1.2M

1,100–1,299 sq ft7 sales$1,479 psfAvg $1.7M$1.52M – $1.8M

1,300–1,599 sq ft3 sales$1,617 psfAvg $2.24M$2.09M – $2.35M

Average $psf by year

In 2025, sales here averaged $1,452 psf, in line with the D28 average of $1,486 psf for private homes (condos, apartments and ECs).

This condoD28 average

$1,700 $1,300 $900

$1,080

2015’15

$1,006

2016’16

$1,007

2017’17

$1,062

2018’18

$1,052

2019’19

$1,033

2020’20

$1,089

2021’21

$1,194

2022’22

$1,303

2023’23

$1,355

2024’24

$1,452

2025’25

$1,539

2026’26

Show as a table

Year	This condo	D28 average
2026	$1,539	$1,502
2025	$1,452	$1,486
2024	$1,355	$1,424
2023	$1,303	$1,345
2022	$1,194	$1,249
2021	$1,089	$1,162
2020	$1,033	$1,141
2019	$1,052	$1,230
2018	$1,062	$1,174
2017	$1,007	$1,135
2016	$1,006	$1,004
2015	$1,080	$987

Sales by year

800 sales since 2011; the busiest year was 2011 with 358. The 2026 bar covers Jan–Oct.

New saleSub saleResale

400

200

Show as a table

Year	New sale	Sub sale	Resale	Total
2026	0	0	11	11
2025	0	0	28	28
2024	0	0	20	20
2023	0	0	24	24
2022	0	0	33	33
2021	0	0	41	41
2020	0	0	20	20
2019	0	0	19	19
2018	0	0	33	33
2017	0	0	26	26
2016	0	0	12	12
2015	0	24	0	24
2014	14	3	0	17
2013	110	0	0	110
2012	24	0	0	24
2011	358	0	0	358

Sales in the last two years

40 sales, newest first. Units show the floor only.

DateUnitSizePrice$psfType

16 Sep 2026#17-XX1,130 sq ft$1.74M$1,535 psfResale

10 Sep 2026#17-XX1,378 sq ft · 4-Bedroom$2.35M$1,706 psfResale

3 Jul 2026#05-XX1,195 sq ft$1.79M$1,498 psfResale

25 Jun 2026#15-XX1,130 sq ft$1.73M$1,531 psfResale

18 Jun 2026#18-XX1,389 sq ft · 4-Bedroom$2.09M$1,502 psfResale

18 May 2026#18-XX743 sq ft · 2-Bedroom$1.12M$1,508 psfResale

12 May 2026#12-XX764 sq ft · 2-Bedroom$1.2M$1,570 psfResale

7 May 2026#19-XX1,389 sq ft · 4-Bedroom$2.28M$1,642 psfResale

9 Apr 2026#21-XX1,130 sq ft$1.8M$1,593 psfResale

5 Mar 2026#04-XX1,130 sq ft$1.59M$1,407 psfResale

Show all 40 sales

Compared with nearby condos

Compared with D28 and the five nearest similar condos · average $psf and price, all unit sizes

H2o ResidencesThis condo · 99-yr from 2010 · 14 sales, last 12 months $1,510 psfavg $1.66M

D28 medianAll condo sales, last 12 months $1,536 psfavg $1.44M

Rivertrees Residences130 m · 2017 · 99-yr from 2013 · 18 sales $1,616 psfavg $1.5M Riverbank @ Fernvale240 m · 2017 · 99-yr from 2013 · 25 sales $1,506 psfavg $1.35M Lush Acres280 m · 2016 · 99-yr from 2013 · 18 sales $1,443 psfavg $1.81M Rivercove Residences390 m · 2020 · 99-yr from 2016 · 126 sales $1,632 psfavg $1.69M Seletar Springs Condominium600 m · 2000 · 99-yr from 1997 · 12 sales $1,114 psfavg $1.54M

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Sep 2026. The 2026 averages cover Jan–Oct.

03 — Rent

H2o Residences rent

Leases starting Sep 2025–Aug 2026

Leases

$3,325

Median rent a month

$1.66M

Avg sale price, 12 months

2.4%

Est. gross yield

D28 median rent: $3,200 a month; est. gross yield 2.6%.

By bedroom type

TypeLeasesMedian rentMiddle halfD28 medianEst. yield

2-Bedroom62 leases$3,200 median$3,100 – $3,400D28 $3,2003.3% yield

3-Bedroom20 leases$4,100 median$4,000 – $4,200D28 $3,800– yield

4-Bedroom5 leases$4,850 median$4,500 – $5,100D28 $5,0002.6% yield

Rent and yield compared with nearby condos

Est. gross yield, with median rent a month · nearest condos with 5+ leases

H2o ResidencesThis condo · 99-yr from 2010 · 88 leases 2.4%$3,325 median rent

D28 medianAll condo leases, same months 2.6%$3,200 median rent

Rivertrees Residences130 m · 2017 · 99-yr from 2013 · 64 leases 2.6%$3,200 median rent Riverbank @ Fernvale240 m · 2017 · 99-yr from 2013 · 49 leases 2.8%$3,200 median rent Lush Acres280 m · 2016 · 99-yr from 2013 · 11 leases 2.9%$4,300 median rent Rivercove Residences390 m · 2020 · 99-yr from 2016 · 23 leases 2.8%$4,000 median rent Seletar Springs Condominium600 m · 2000 · 99-yr from 1997 · 26 leases 3.0%$3,800 median rent

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease

82years left of 99

2010Ends 2109

99-year lease from 10 May 2010. About 82 years remain as of Oct 2026.

Source: Condo master (URA caveats)

05 — Unit mix

H2o Residences floor plans by bedroom type

19 layouts, from a 743 sq ft 2-bedroom to a 2,659 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range

2-Bedroom 8 743 – 1,206 sq ft 8 layouts · 743 – 1,206 sq ft

B4 (PES)1,055 sq ft B3 (PES)1,141 sq ft B1 (PES)1,066 sq ft C2 (PES)1,206 sq ft C1 (PES)1,206 sq ft

3-Bedroom 4 1,130 – 1,668 sq ft 4 layouts · 1,130 – 1,668 sq ft

E1 (PES)1,668 sq ft D1 (PES)1,636 sq ft E2 (PES)1,593 sq ft

4-Bedroom 4 1,378 – 1,991 sq ft 4 layouts · 1,378 – 1,991 sq ft

F3 (PES)1,991 sq ft F2 (PES)1,894 sq ft F1 (PES)1,905 sq ft

Penthouse 3 2,659 sq ft 3 layouts · 2,659 sq ft

PH32,659 sq ft PH22,659 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near H2o Residences

MRT stations

SW Layar LRT 190 m · 2 min walk

SW Fernvale LRT 580 m · 7 min walk

SW Kupang LRT 870 m · 10 min walk

SW Thanggam LRT 970 m · 12 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools

Within 1 km

Fern Green Primary School 500 m · 10 min walk

Sengkang Green Primary School 520 m · 9 min walk

Fernvale Primary School 650 m · 9 min walk

Anchor Green Primary School 880 m · 10 min walk

Within 2 km

Springdale Primary School 1.1 km · 16 min walk

Nan Chiau Primary School 1.3 km · 19 min walk

Palm View Primary School 1.6 km · 21 min walk

Hougang Primary SchoolPopular 1.7 km · 29 min walk

Yio Chu Kang Primary School 1.8 km · 31 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities

Park Sengkang Riverside Park 880 m · 11 min

Clinic Onecare Clinic Fernvale 140 m · 2 min

Supermarket FairPrice 630 m · 8 min

Hawker centre Fernvale Hawker Centre & Market 410 m · 5 min

Map of the area around H2o Residences, with nearby MRT stations and primary schools — Map data © OpenStreetMap contributors

Source: OneMap walking routes, Oct 2026

07 — Nearby

Condos and supply around H2o Residences

Closest condos

Rivertrees Residences130 m · 2017 · 99-yr from 2013 avg $1.5M$1,616 psf Riverbank @ Fernvale240 m · 2017 · 99-yr from 2013 avg $1.35M$1,506 psf Lush Acres280 m · 2016 · 99-yr from 2013 avg $1.81M$1,443 psf Rivercove Residences390 m · 2020 · 99-yr from 2016 avg $1.69M$1,632 psf

Source: URA transactions; OneMap distances, Oct 2026

08 — From Stacked

Questions about H2o Residences

How many years are left on the lease at H2o Residences?

About 82 years. It is a 99-year lease from 2010.

When was H2o Residences completed?

2015.

How many units does H2o Residences have?

521 units, up to 23 storeys.

What sizes are the 2-bedroom units?

743 to 1,206 sq ft across eight layouts.

What is the price psf at H2o Residences?

14 sales in the last 12 months averaged $1,510 psf, ranging from $1,261 to $1,706 psf.

What did the latest sale go for?

A 1,130 sq ft unit sold for $1.74M ($1,535 psf) on 16 Sep 2026.

How much is the rent at H2o Residences?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,325 a month ($3,200 for a 2-bedroom, $4,100 for a 3-bedroom and $4,850 for a 4-bedroom). That is an estimated gross yield of about 2.4%, before costs.

What is the nearest MRT station?

Layar LRT (SW), a 2-minute walk (190 m). Fernvale LRT (SW) is 580 m away.

Which primary schools are within 1 km?

Fern Green Primary School, 500 m away, Sengkang Green Primary School, 520 m away, Fernvale Primary School, 650 m away and Anchor Green Primary School, 880 m away.

Who developed H2o Residences?

Impac Holdings Pte Ltd.

Answers generated from the data on this page, Oct 2026

H2o Residences

H2o Residences prices

H2o Residences rent

H2o Residences floor plans by bedroom type

Near H2o Residences

Condos and supply around H2o Residences

Read more about H2o Residences

Questions about H2o Residences