BAN GUAN PARK is a freehold development along GREENLEAF AVENUE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 29 recorded transactions from URA REALIS 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 10 (Bukit Timah / Holland), the immediate context for BAN GUAN 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 29 sales and 150 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAN GUAN PARK dashboard.
- Average sale price: $9,655,338 across 29 transactions
- Estimated gross rental yield: 1.5%
- District 10 PSF ranking: Above average (top 33%)
- Freehold tenure · CCR · D10
About BAN GUAN PARK
BAN GUAN PARK is a freehold condominium, located at GREENLEAF AVENUE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region).
As a freehold property, BAN GUAN PARK does not face lease decay concerns.
Sales Market Overview
BAN GUAN PARK has recorded 29 sale transactions with an average transaction price of $9,655,338, ranging from $6,450,000 to $20,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,938 psf | $8,340,000 | — |
| 2022 | 5 | $2,321 psf | $9,976,000 | ↑ 19.8% |
| 2023 | 8 | $2,363 psf | $8,998,100 | ↑ 1.8% |
| 2024 | 2 | $2,274 psf | $8,500,000 | ↓ 3.7% |
| 2025 | 7 | $2,475 psf | $10,194,286 | ↑ 8.8% |
| 2026 | 2 | $2,672 psf | $14,040,000 | ↑ 8.0% |
BAN GUAN PARK ranks in the top 33% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, BAN GUAN PARK trades 5% below the segment benchmark.
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Rental Market Overview
BAN GUAN PARK has recorded 150 rental transactions with monthly rents averaging $12,239/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 150 | $12,239/mo | $5,200/mo | $33,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 32 | $9,765/mo |
| 2022 | 25 | $11,228/mo |
| 2023 | 36 | $13,960/mo |
| 2024 | 17 | $12,688/mo |
| 2025 | 31 | $12,305/mo |
| 2026 | 9 | $15,883/mo |
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Investment Analysis
Based on average rents and sale prices, BAN GUAN PARK delivers an estimated gross rental yield of 1.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows BAN GUAN PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAN GUAN PARK
- King Albert Park MRT
- Sixth Avenue MRT
- Australian International School
- Hwa Chong Institution
- Hwa Chong Institution (JC)
Nearby MRT Stations
BAN GUAN PARK is 1.3 km from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 1.3 km |
| Sixth Avenue | DT7 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of BAN GUAN PARK, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Australian International School | International | 530m |
| Hwa Chong Institution | Secondary | 790m |
| Hwa Chong Institution (JC) | Jc | 790m |
| Hwa Chong International School | International | 830m |
| Henry Park Primary School | Primary | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.3 km |
| Lycee Francais de Singapour | International | 1.5 km |
| Ngee Ann Polytechnic | Tertiary | 1.5 km |
| Anglo-Chinese Junior College | Jc | 1.7 km |
| Hollandse School | International | 1.7 km |
| Singapore Polytechnic | Tertiary | 1.8 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.
School-belt proximity. Australian International School sits about 0.53km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.30km 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BAN GUAN PARK 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. 29 transactions in URA REALIS 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 BAN GUAN PARK?
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Is BAN GUAN PARK freehold or leasehold?
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What is the tenure of BAN GUAN PARK?
How does BAN GUAN PARK compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 29 transactions analysed
- Rental data: 150 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 BAN GUAN PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.