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Condominium Project Intelligence
POLLEN COLLECTION II
POLLEN RISE
1.5 kmANG MO KIO MRT STATIOM
$4.22MMedian transacted price
42Transactions in latest 12 months
1,501–2,000 sqftMost popular unit size
Market Snapshot
▼ -12.9%
From 12-Month High
Peak: Jun 2026Based on latest 12 months
▲ +0.7%
From 12-Month Low
Low: Dec 2025Based on latest 12 months
▲ +73.1%
Vs District Median PSF
Above District 28 medianBased on latest 12 months
▲ +69.0%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
22.6%
12M Turnover Rate
42 sales / 186 units
Latest 12-month sales
42
Up to latest completed Month
Median transacted price
$4.22M
Latest 12 months
Median PSF
$2,607
Latest 12 months
Typical recorded price range
$4.2M – $4.33M
20th to 80th percentile
Latest transacted price
$4.31M
1,615 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Dec 2025 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,501–2,000 sqft
Median Sold Size1,615 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Recent Transactions by Unit Size
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 5 | $4.25M | $4.23M | $4.31M | $2,632 |
| 2026-06 | 2 | $4.27M | $4.21M | $4.33M | $2,553 |
| 2026-04 | 5 | $4.25M | $4.19M | $4.38M | $2,595 |
| 2026-03 | 4 | $4.23M | $4.22M | $4.24M | $2,620 |
| 2026-02 | 2 | $4.23M | $4.22M | $4.23M | $2,618 |
| 2026-01 | 2 | $4.23M | $4.21M | $4.25M | $2,618 |
| 2025-12 | 15 | $4.2M | $4.16M | $4.23M | $2,599 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Terrace House | — | 1,615 sqft | $2,666 | $4.31M |
| 2026-07 | Terrace House | — | 1,615 sqft | $2,622 | $4.23M |
| 2026-07 | Terrace House | — | 1,615 sqft | $2,619 | $4.23M |
| 2026-07 | Terrace House | — | 1,615 sqft | $2,625 | $4.24M |
| 2026-07 | Terrace House | — | 1,615 sqft | $2,630 | $4.25M |
| 2026-06 | Terrace House | — | 1,733 sqft | $2,499 | $4.33M |
| 2026-06 | Terrace House | — | 1,615 sqft | $2,607 | $4.21M |
| 2026-04 | Terrace House | — | 1,615 sqft | $2,604 | $4.2M |
2001 – 3000 sqft Average Price Trend
2001 – 3000 sqft Transaction Volume
2001 – 3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $5.42M | $5.4M | $5.45M | $2,031 |
| 2026-04 | 1 | $5.78M | $5.78M | $5.78M | $2,276 |
| 2026-03 | 1 | $4.9M | $4.9M | $4.9M | $2,024 |
| 2026-01 | 1 | $4.87M | $4.87M | $4.87M | $2,012 |
| 2025-12 | 2 | $5M | $4.87M | $5.13M | $1,966 |
2001 – 3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Terrace House | — | 2,669 sqft | $2,040 | $5.45M |
| 2026-06 | Terrace House | — | 2,669 sqft | $2,022 | $5.4M |
| 2026-04 | Terrace House | — | 2,540 sqft | $2,276 | $5.78M |
| 2026-03 | Terrace House | — | 2,422 sqft | $2,024 | $4.9M |
| 2026-01 | Terrace House | — | 2,422 sqft | $2,012 | $4.87M |
| 2025-12 | Terrace House | — | 2,669 sqft | $1,920 | $5.13M |
| 2025-12 | Terrace House | — | 2,422 sqft | $2,012 | $4.87M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 4 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from POLLEN COLLECTION II. Distances are straight-line estimates.
MRT / LRT
- ANG MO KIO MRT STATIOM1.5 kmANG MO KIO AVENUE 3
- ANG MO KIO MRT STATION1.6 kmANG MO KIO AVENUE 8
- YIO CHU KANG MRT STATION1.6 kmANG MO KIO AVENUE 8
Primary Schools
- JING SHAN PRIMARY SCHOOL1.2 kmANG MO KIO STREET 52
- MAYFLOWER PRIMARY SCHOOL1.8 kmANG MO KIO AVENUE 5
- TECK GHEE PRIMARY SCHOOL1.9 kmANG MO KIO STREET 32
- ROSYTH SCHOOL1.9 kmSERANGOON NORTH AVENUE 4
- FERNVALE PRIMARY SCHOOL2.0 kmFERNVALE LANE
Secondary Schools
- ANDERSON SECONDARY SCHOOL1.1 kmANG MO KIO STREET 53
- SERANGOON GARDEN SECONDARY SCHOOL1.7 kmSERANGOON NORTH AVENUE 1
- DEYI SECONDARY SCHOOL1.7 kmANG MO KIO STREET 42
- PRESBYTERIAN HIGH SCHOOL1.9 kmANG MO KIO AVENUE 6
Post-Secondary
- ITE COLLEGE CENTRAL400 mANG MO KIO DRIVE
- NANYANG POLYTECHNIC1.1 kmANG MO KIO AVENUE 8
- ANDERSON SERANGOON JUNIOR COLLEGE1.5 kmANG MO KIO AVENUE 6
MOE Kindergartens
- MOE KINDERGARTEN @ JING SHAN1.2 kmANG MO KIO STREET 52
- MOE KINDERGARTEN @ MAYFLOWER1.8 kmANG MO KIO AVENUE 5
- MOE KINDERGARTEN @ FERNVALE2.0 kmFERNVALE LANE
Hawker Centres
- Ang Mo Kio Ave 10 Blk 527 (Cheng San Market and Cooked Food Centre)980 mAng Mo Kio Ave 10
- Ang Mo Kio Ave 10 Blk 453A (Chong Boon Market and Food Centre)1.4 kmAng Mo Kio Ave 10
- Ang Mo Kio Ave 6 Blk 724 (Blk 724 Ang Mo Kio Market)1.7 kmAng Mo Kio Ave 6
Hospitals
- ANG MO KIO - THYE HUA KWAN HOSPITAL2.1 kmANG MO KIO AVENUE 9
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL3.0 kmBUANGKOK VIEW
Parks
- LILAC DR PG240 m
- MIMOSA WALK PG410 m
- MIMOSA TERRACE PG450 m
Libraries
- Ang Mo Kio Library1.6 kmAng Mo Kio Avenue 6
- Bishan Library3.6 kmBishan Place
Community Clubs
- Cheng San CC (Pending U/C)1.4 kmAng Mo Kio Street 53
- Hwi Yoh CC1.8 kmSerangoon North Avenue 4
Sport Facilities
- Yio Chu Kang Sport Centre1.5 kmAng Mo Kio Avenue 9
- ActiveSG Gym@Fernvale Square2.0 kmSengkang West Avenue
- Ang Mo Kio Swimming Complex2.2 kmAng Mo Kio Avenue 1
Market Position & Nearby Transactions
How POLLEN COLLECTION II compares with District 28 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,60742 project sales
District 28 Median PSF$1,506Median across district projects with recorded sales
Difference vs District+73.1%Above district median
Transactions Within 1 km42Recorded in the latest 12 months
Position Within District 28
POLLEN COLLECTION II is more affordable than 4% of District 28 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
45of 47 District 28 projects with recorded sales
District reference range$1,094 – $2,274 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| POLLEN COLLECTION | 134 m | — | — | 0 | — |
| MIMOSA VALE | 310 m | — | — | 0 | — |
| MIMOSA VILLAS | 364 m | 198739 yrs old | — | 2 | $1,353 |
| LILAC PARK | 378 m | — | — | 1 | $1,243 |
| SARACA VILLAS | 395 m | — | — | 0 | — |
| NIM COLLECTION | 431 m | 20197 yrs old | 98 | 2 | $2,045 |
| MIMOSA TERRACE | 480 m | — | 83 | 7 | $2,415 |
| MIMOSA PARK | 534 m | 197947 yrs old | — | 0 | — |
| ESTE VILLA | 573 m | 201412 yrs old | 121 | 5 | $1,038 |
| BELGRAVIA GREEN | 589 m | 20251 yrs old | 10 | 2 | $1,178 |
| BELGRAVIA ACE | 606 m | 20280 yrs old | 107 | 2 | $1,204 |
| MIMOSA GARDENS | 614 m | — | — | 1 | $1,506 |
| NIM GARDENS | 641 m | 198640 yrs old | — | 2 | $1,407 |
| SPRINGHILL | 669 m | — | — | 7 | $805 |
| 8 @ STRATTON | 714 m | 200917 yrs old | 8 | 0 | — |
| BELGRAVIA VILLAS | 728 m | 20188 yrs old | 100 | 5 | $1,107 |
| SARACA GARDENS | 763 m | — | — | 2 | $1,395 |
| VILLA BEGONIA | 771 m | 199828 yrs old | — | 1 | $1,443 |
| STRATTON PARK | 858 m | — | — | 2 | $1,861 |
| STRATTON GREEN | 886 m | — | — | 1 | $2,122 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $4.33M | $4.33M | $4.33M | $2,682 |
| 2026-05 | 1 | $4.41M | $4.41M | $4.41M | $2,236 |
| 2025-12 | 1 | $4.18M | $4.18M | $4.18M | $2,122 |
| 2025-10 | 4 | $3.61M | $2.63M | $4.07M | $2,162 |
| 2025-09 | 1 | $2.52M | $2.52M | $2.52M | $1,377 |
| 2025-08 | 2 | $3.9M | $3.9M | $3.9M | $2,415 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MIMOSA TERRACE | Terrace House | 83 | 5 | $4.03M | $2,494 |
| NIM GARDENS | Condo | — | 2 | $2.58M | $1,407 |
| NIM COLLECTION | Terrace House | 98 | 1 | $3.8M | $2,253 |
| STRATTON GREEN | Terrace House | — | 1 | $4.18M | $2,122 |
| STRATTON PARK | Terrace House | — | 1 | $4.41M | $2,236 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $4.13M | $4.13M | $4.13M | $1,836 |
| 2026-04 | 1 | $2.3M | $2.3M | $2.3M | $831 |
| 2026-03 | 3 | $3.15M | $2.25M | $4.92M | $1,247 |
| 2026-02 | 2 | $3.54M | $2.34M | $4.74M | $1,384 |
| 2026-01 | 1 | $2M | $2M | $2M | $729 |
| 2025-12 | 1 | $3.3M | $3.3M | $3.3M | $1,443 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SPRINGHILL | Terrace House | — | 5 | $2.23M | $797 |
| MIMOSA TERRACE | Terrace House | 83 | 2 | $4.83M | $2,042 |
| NIM COLLECTION | Terrace House | 98 | 1 | $4.13M | $1,836 |
| VILLA BEGONIA | Semi-detached House | — | 1 | $3.3M | $1,443 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $4.05M | $3.98M | $4.12M | $1,149 |
| 2026-05 | 2 | $5.36M | $4.35M | $6.36M | $1,235 |
| 2026-04 | 1 | $2.48M | $2.48M | $2.48M | $814 |
| 2026-02 | 5 | $3.77M | $2.41M | $5.05M | $1,055 |
| 2026-01 | 4 | $5.02M | $3.97M | $5.82M | $1,312 |
| 2025-12 | 2 | $5.04M | $3.49M | $6.6M | $1,249 |
| 2025-11 | 3 | $4.72M | $4.38M | $4.93M | $1,073 |
| 2025-10 | 2 | $4.87M | $4.05M | $5.7M | $1,337 |
| 2025-09 | 1 | $3.82M | $3.82M | $3.82M | $1,085 |
| 2025-08 | 1 | $3.57M | $3.57M | $3.57M | $1,043 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELGRAVIA VILLAS | Terrace House | 100 | 5 | $4.07M | $1,105 |
| ESTE VILLA | Terrace House | 121 | 5 | $3.72M | $998 |
| BELGRAVIA ACE | Semi-detached House | 107 | 2 | $4.88M | $1,204 |
| BELGRAVIA GREEN | Terrace House | 10 | 2 | $4.08M | $1,178 |
| MIMOSA VILLAS | Semi-detached House | — | 2 | $5.88M | $1,353 |
| SARACA GARDENS | Semi-detached House | — | 2 | $6.21M | $1,395 |
| SPRINGHILL | Terrace House | — | 2 | $2.44M | $807 |
| LILAC PARK | Semi-detached House | — | 1 | $5.05M | $1,243 |
| MIMOSA GARDENS | Semi-detached House | — | 1 | $5.7M | $1,506 |
| STRATTON PARK | Terrace House | — | 1 | $4.9M | $1,486 |
Market Interpretation
POLLEN COLLECTION II recorded 42 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 73.1% above the District 28 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 15 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Bukit Sembawang Estates Ltd
Property type
Condominium
District
District 28 - Seletar / Yio Chu Kang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2025
TOP
2029
Total units
186
About POLLEN COLLECTION II
POLLEN COLLECTION II is a condominium in Singapore District 28, completed in 2029 with 99 yrs lease commencing from 2025. It recorded 42 transactions during the latest 12-month period in the database, with a median transacted price of $4.22M and a median of $2,607 psf. The most frequently transacted size range is 1,501–2,000 sqft, representing 83.3% of transactions with recorded floor area. ANG MO KIO MRT STATIOM is approximately 1.5 km away by straight-line distance.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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