Fernvale Sails BTO Review: Many schools nearby but residents must take LRT

One of the biggest drawbacks about BTO flats is the long waiting times. Impatient buyers might be pleased to know that, in October 2024, the HDB launched 2,085 BTO flats with waiting times of under three years.

Fernvale Sails in Sengkang is one of three BTO projects launched in October 2024 with a waiting time of two years and three months.

The BTO site is nestled in an area dominated by high-rise residential developments, but still enjoys a decent selection of shopping and dining amenities, as well as easy access to Sengkang Riverside Park. However, with the nearest MRT station a long distance away, residents will need to rely on the LRT network to get there.

Fernvale Sales is a Standard project according to the HDB’s new classification system. That means the Minimum Occupation Period (MOP) is five years and owners can rent out the flat after it is over. Let’s see how attractive Fernvale Sails is as a BTO buy.

Fernvale Sails BTO Review (Summary Table)

*Information from 99.co, PropertyGuru, and other property listing websites is accurate as of time of writing.

Fernvale Sails BTO Price

At the October 2024 launch, Fernvale Sails 2-room Flexi flats were priced at $149,000 to $240,000, 3-room flats at $277,000 to $370,000, 4-room flats at $358,000 to $474,000, and 5-room flats at $524,000 to $640,000.

These prices make Fernvale Sails a relatively affordable BTO to buy into. But let’s see how it compares to resale prices in the area.

4-room resale flats located on Fernvale Link are currently being listed for $628,000 to $720,000 on PropertyGuru. These prices are significantly higher than the launch prices at Fernvale Sails, indicating that there could be good potential for capital gains after the five-year MOP is over.

Fernvale Sails BTO Site Plan

You can find the Fernvale Sails BTO map and site plan here. Fernvale Sales is bounded by Fernvale Close to the north and Fernvale Link to the west, and is surrounded on three sides by other high-rise residential developments.

Fernvale Sails BTO Location

Fernvale Sales is bounded by Fernvale Link and Fernvale Close, a seven-minute walk from Layar LRT station, which takes commuters to Sengkang MRT station. Sengkang MRT station itself is about a 27-minute walk away, a journey that is too long to complete regularly on foot.

Fernvale Sails is located an easy walking distance from the Sengkang Riverside Park, which allows for nice walks along the waterfront.

The BTO project also enjoys easy access to a wide range of shopping and dining options, thanks to the proximity of Seletar Mall, which is a nine-minute walk away.

Families with children are also in luck, as there are numerous schools located within walking distance, including Fern Green Primary School, Pei Hwa Secondary School, Sengkang Green Primary School and Fernvale Primary School.

Overall, I would say this is a pleasant neighbourhood for families to live in, as there are many schools and amenities located a short distance away, as well as Sengkang Riverside Park. The main disadvantage is the lack of public transport connectivity, with residents having to rely on the LRT network to reach the nearest MRT station.

Fernvale Sails BTO Floor Plan

You can find the Fernvail Sails floor plans here. Fernvale Sails consists of 2-room Flexi, 3-room, 4-room, and 5-room flats.

2-Room Floor Plan

The 2-room Flexi flats are divided into smaller Type 1 and Type 2 flats, measuring 39 sqm and 49 sqm respectively. The main difference is that the Type 1 flats offer the bare minimum in terms of space required for a bedroom, living/dining area, kitchen and bathroom, while the Type 2 flats offer a bit more space. The living/dining area also comes with a nook or alcove that can be repurposed into a dining area, guest room, home office and so on.

3-Room Floor Plan

The 3-room flats measure 39 sqm. The kitchen/utility space are customisable for the first batch of BTO owners, who can elect to forgo the partition wall and combine the two spaces, or place a partition wall in a position of their choice. This allow you to transform the service yard into a space where people can actually hang out, or simply expand the kitchen.

4-Room Floor Plan

The 4-room flats measure 94 sqm, with a typical layout consisting of an L-shaped living room and three bedrooms lined up side by side.

5-Room Floor Plan

The 5-room flats are likewise standard. Measuring 114 sqm, they feature three bedrooms lined up in a row, but have a much more spacious living/dining area compared to 4-room flats, with enough room to set up a study or home office without compromising on comfort in the communal areas.

Fernvale Sails BTO Rent Price

Fernvale Sails owners will only be able to rent out their flats in December 2032, when the 5-year MOP is over. For now, we can only speculate on future rents by checking out rental flats in the area. On nearby Fernvale Link, 4-room flats are being listed on PropertyGuru for a rent of $3,000 to $3,500 a month.

This is actually an attractive rental yield, in my opinion, when calculated against Fernvale Sail’s launch prices, and is also decent compared to resale prices in the area, indicating that the BTO project could prove to be a good investment for those looking for an affordable way to get into the property market.

Fernvale Sails BTO Review

Fernvale Sails is located in a fairly attractive area, despite the distance from the city centre. It is a stone’s throw from the scenic Sengkang Riverside Park, enjoys a decent selection of shopping amenities thanks to the nearby Seletar Mall, and is also located within walking distance of a large number of schools. My main gripe is that residents will have to rely on the LRT system to get to the nearest MRT station.

As a Standard project, Fernvale Sails also comes with fewer resale restrictions and the possibility to rent out the unit. As is the case with most BTO projects, it also looks like it would be a decent investment, and offers an attractive rental yield.

I think Fernvale Sails is a good choice for families with kids, as well as people who have the option to work from home some or most of the time.