D13 Insider: The Potong Pasir & Sennett Estate Specialist Portal
Expert analysis of Potong Pasir Property Transactions. Explore real-time data for Bidadari HDB prices, and private condos like The Tre Ver and Park Colonial. As a resident District 13 Property Specialist, I track Potong Pasir property transactions to help owners time their upgrade or right-sizing moves.
D13 Non-Landed Market Insights
Comparing mature Potong Pasir HDB estates with new Bidadari launches. Detailed tracking of Potong Pasir property transactions and PSF trends across District 13.
D13 SPECIALIST
Node: Sennett & Potong Pasir
The Insider Terminal.
Local context for Potong Pasir Property Transactions. Data-driven exit strategies by Andy Seng.
Private
$2,047psf
90d · 50 txns
HDB
$616psf
90d · 35 txns
Signal
PVTMIXED
HDBRESILIENT
Data-derived · Mar 2026 · 90-day window
Intel Findings
What the transaction data actually says.
Unit-by-unit caveat analysis. Patterns that don’t show in project averages.
DATA AS OF: 06 MAR 2026 · 5 FINDINGS
ALERTBARTLEY RIDGEPRIVATE
01/05
$127,000
Same unit. Same day. $127,000 apart.
Two 3-bedroom units (969sqft) in the exact same stack at Bartley Ridge, 34 Mount Vernon Road. Contracts signed on the same day — 20 Nov 2025. Level 13 sold for $2,038,000. Level 16 sold for $2,165,000. Three floors, $127,000 difference. That works out to $42,333 per floor — proven in a single day’s data.
If you’re negotiating a 3-bedroom at Bartley Ridge and nobody’s talking about floor level, you’re leaving up to $40,000 per floor on the table. This isn’t a guess — it’s in the caveat data.
MILESTONEPOTONG PASIR AVE 3HDB
02/05
$1.2M+
PP Ave 3 five-roomers crossed $1.2M — three times in six months.
142 Potong Pasir Ave 3: $1,254,000 (Dec 25). 134 Potong Pasir Ave 3: $1,230,000 (Oct 25). 139 Potong Pasir Ave 3: $1,305,000 (Jul 25). Three separate blocks, three transactions, all above $1.2M in six months. This is not a one-off. The $1.2M ceiling at Potong Pasir HDB is gone.
Owners of PP Ave 3 five-roomers sitting on 40-year-old flats are netting $800K–$1M after CPF refund. That’s condo upgrade money. If you own one and haven’t had a valuation conversation recently, you’re working off stale numbers.
ALERTWOODLEIGH RESIDENCESPRIVATE
03/05
−$460psf
Woodleigh corrected $460psf from its Sep 2025 peak. Sellers haven’t noticed.
September 2025 peak at The Woodleigh Residences: $2,839psf. February 2026 transactions: $2,379–$2,555psf. On a 1,119sqft 3-bedroom, that’s a paper loss of $318,000–$514,000 in five months. PropertyGuru listings still show $3M+. The gap between what sellers ask and what buyers actually pay is where your entire negotiation lives.
Use the caveat data, not the listing price. 97.5% of all Woodleigh transactions are developer sub-sales — zero competitive seller pressure yet. When true resales hit in 2026–2027, this pricing faces its first real test.
INSIGHTPARK COLONIALPRIVATE
04/05
−$70,000
Higher floor, cheaper price. The floor premium runs backwards at Park Colonial.
Same unit stack at Park Colonial, 6 Woodleigh Lane Unit 18 — same week. Level 3 sold for $1,310,000. Level 9 sold for $1,240,000 two days later. Six floors higher, $70,000 cheaper. Floors 4–8 hit an obstruction that kills the view. Below it is the better buy.
Floor number is not the same as floor value. This pattern shows up in three separate stacks across D13. Always verify the specific stack before assuming higher means better — in certain units it actively works against you.
WATCHPOTONG PASIR AVE 1HDB
05/05
$981psf
A 1998-vintage PP block just hit $981psf. Bidadari territory — without the MRT premium.
146 Potong Pasir Ave 1 (1998 vintage, 3-room) transacted at $981psf — $675,000 in December 2025. Bidadari 2017 stock trades at $820–$937psf. The age gap is 19 years. The PSF gap is now nearly zero. If you own a 1998-vintage PP flat benchmarking against 1984 block prices, you’re leaving significant money on the table.
The 1998 blocks at Potong Pasir have a 14-year lease advantage over 1984 stock and buyers are pricing that in aggressively. If you haven’t reassessed your value recently, you’re working with a number that’s 12–18 months out of date.
