AVON PARK is a freehold development along YOUNGBERG TERRACE in District 13 (Macpherson / Potong Pasir), part of the RCR segment of Singapore's private residential market. The project comprises 179 units and is TOP 1991.
This profile draws on 6 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 13 (Macpherson / Potong Pasir), the immediate context for AVON PARK 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 6 sales and 187 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AVON PARK dashboard.
- Average sale price: $2,815,583 across 6 transactions
- Estimated gross rental yield: 2.1%
- District 13 PSF ranking: Premium tier (top 20%)
- Freehold tenure · RCR · D13 · 179 units
About AVON PARK
AVON PARK is a freehold condominium, located at YOUNGBERG TERRACE in District 13 (Macpherson, Braddell) (Rest of Central Region), developed by AVON DEVELOPMENT PTE LTD, comprising 179 residential units, completed in 1991.
As a freehold property, AVON PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AVON PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,764 psf | $2,241,833 |
| 4 BR | 1 | $1,717 psf | $2,938,000 |
| 5+ BR | 2 | $1,663 psf | $3,615,000 |
Sales Market Overview
AVON PARK has recorded 6 sale transactions with an average transaction price of $2,815,583, ranging from $2,060,000 to $3,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,636 psf | $2,060,000 | — |
| 2024 | 2 | $1,663 psf | $3,615,000 | ↑ 1.6% |
| 2025 | 2 | $1,717 psf | $2,559,000 | ↑ 3.2% |
| 2026 | 1 | $1,940 psf | $2,485,500 | ↑ 13.0% |
AVON PARK ranks in the top 20% of condos in District 13 by average PSF.
Compared to the RCR average of $2,049 psf, AVON PARK trades 16% below the segment benchmark.
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Rental Market Overview
AVON PARK has recorded 187 rental transactions with monthly rents averaging $5,016/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 167 | $4,813/mo | $2,500/mo | $7,500/mo |
| 4 BR | 20 | $6,705/mo | $4,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 35 | $3,559/mo |
| 2022 | 35 | $4,063/mo |
| 2023 | 37 | $5,835/mo |
| 2024 | 34 | $5,691/mo |
| 2025 | 35 | $5,739/mo |
| 2026 | 11 | $5,536/mo |
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Investment Analysis
Based on average rents and sale prices, AVON PARK delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,230 psf | 395 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 290 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,709 psf | 271 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,147 psf | 248 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows AVON PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AVON PARK
- Woodleigh MRT
- Potong Pasir MRT
- Bartley MRT
- Serangoon MRT
- Serangoon MRT
- Bartley Secondary School
- Assumption Pathway School
- Stamford Primary School
Nearby MRT Stations
AVON PARK is 90m from Woodleigh MRT (North-East Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Woodleigh | NE11 | North-East Line | 90m |
| Potong Pasir | NE10 | North-East Line | 870m |
| Bartley | CC12 | Circle Line | 1.2 km |
| Serangoon | NE12 | North-East Line | 1.2 km |
| Serangoon | CC13 | Circle Line | 1.2 km |
Nearby Schools
There are 8 schools within 2 km of AVON PARK, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 900m |
| Assumption Pathway School | Secondary | 970m |
| Stamford Primary School | Primary | 980m |
| Red Swastika School | Primary | 1.2 km |
| De La Salle School | Primary | 1.6 km |
| Balestier Hill Primary School | Primary | 1.8 km |
| Cedar Girls' Secondary School | Secondary | 1.9 km |
| Cedar 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.
Genuine walk-to-MRT access. Woodleigh sits about 0.09km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Bartley Secondary School sits about 0.90km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 6 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: AVON PARK combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 6 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 AVON PARK?
What is the rental yield for AVON PARK?
Is AVON PARK 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: 6 transactions analysed
- Rental data: 187 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 AVON PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 435 condo transactions recorded in District 13 over the last 12 months, 91% resale, 9% sub sale, 0% new sale. 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 13 reads 118.3 as of June 2026 — up 10.0% year-on-year. 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 AVON PARK against staying public? These HDB towns sit within walking or short-drive distance: