AVILA GARDENS is a freehold development along FLORA ROAD in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 347 units and is TOP 1995.
This profile draws on 53 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 17 (Loyang / Changi), the immediate context for AVILA GARDENS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 53 sales and 270 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AVILA GARDENS dashboard.
- Average sale price: $1,249,913 across 53 transactions
- Estimated gross rental yield: 3.1%
- District 17 PSF ranking: Mid-range (top 61%)
- Freehold tenure · OCR · D17 · 347 units
About AVILA GARDENS
AVILA GARDENS is a freehold condominium, located at FLORA ROAD in District 17 (Changi, Loyang) (Outside Central Region), developed by BONSEL DEVELOPMENT PTE LTD, comprising 347 residential units, completed in 1995.
As a freehold property, AVILA GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AVILA GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,479 psf | $623,750 |
| 1 BR | 3 | $1,045 psf | $630,000 |
| 2 BR | 9 | $1,027 psf | $917,499 |
| 3 BR | 29 | $1,043 psf | $1,360,858 |
| 4 BR | 8 | $1,007 psf | $1,767,250 |
Sales Market Overview
AVILA GARDENS has recorded 53 sale transactions with an average transaction price of $1,249,913, ranging from $550,000 to $1,950,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 20 | $955 psf | $1,063,694 | — |
| 2022 | 12 | $1,018 psf | $1,349,217 | ↑ 6.7% |
| 2023 | 9 | $1,265 psf | $1,246,210 | ↑ 24.2% |
| 2024 | 5 | $1,118 psf | $1,470,000 | ↓ 11.6% |
| 2025 | 5 | $1,193 psf | $1,522,000 | ↑ 6.7% |
| 2026 | 2 | $1,176 psf | $1,302,500 | ↓ 1.5% |
AVILA GARDENS ranks in the top 61% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, AVILA GARDENS trades 31.1% below the segment benchmark.
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Rental Market Overview
AVILA GARDENS has recorded 270 rental transactions with monthly rents averaging $3,219/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 44 | $2,107/mo | $1,300/mo | $3,000/mo |
| 2 BR | 86 | $2,955/mo | $1,750/mo | $4,990/mo |
| 3 BR | 111 | $3,584/mo | $2,100/mo | $5,500/mo |
| 4 BR | 29 | $4,287/mo | $2,600/mo | $5,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 48 | $2,328/mo |
| 2022 | 56 | $3,105/mo |
| 2023 | 53 | $3,525/mo |
| 2024 | 50 | $3,475/mo |
| 2025 | 51 | $3,573/mo |
| 2026 | 12 | $3,383/mo |
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Investment Analysis
Based on average rents and sale prices, AVILA GARDENS delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,792 psf | 601 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows AVILA GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AVILA GARDENS
- Tampines East MRT
- United World College of South East Asia (East)
- Chongzheng Primary School
- Meridian Primary School
Nearby MRT Stations
AVILA GARDENS is 1.4 km from Tampines East MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Tampines East | DT33 | Downtown Line | 1.4 km |
Nearby Schools
There are 10 schools within 2 km of AVILA GARDENS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| United World College of South East Asia (East) | International | 970m |
| Chongzheng Primary School | Primary | 1.6 km |
| Meridian Primary School | Primary | 1.6 km |
| Meridian Secondary School | Secondary | 1.6 km |
| Stamford American International School | International | 1.7 km |
| Elias Park Primary School | Primary | 1.8 km |
| Pasir Ris Crest Secondary School | Secondary | 1.8 km |
| Brighton College (Singapore) | International | 1.8 km |
| Springfield Secondary School | Secondary | 2.0 km |
| Angsana Primary School | Primary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Established price discovery. 53 transactions in URA (TTM avg $1,179 psf, median sale $1,268,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 347 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. United World College of South East Asia (East) sits about 0.97km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.38km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ⚠️ Rental investor (yield-focused): Adequate price discovery; verify per-bedroom net yield manually
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: AVILA GARDENS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 53 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for AVILA GARDENS?
What is the rental yield for AVILA GARDENS?
Is AVILA GARDENS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 53 transactions analysed
- Rental data: 270 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AVILA GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 969 condo transactions recorded in District 17 over the last 12 months, 67% new sale, 33% resale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 17 reads 148.0 as of June 2026. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing AVILA GARDENS against staying public? These HDB towns sit within walking or short-drive distance: