Castle Green is a 664-unit, 99-year leasehold condominium fronting Yio Chu Kang Road in District 26 (Ang Mo Kio / Yio Chu Kang, OCR). Completed in 1997 with a lease that commenced in 1993, the development sits at the dual-line crossroads of the North-South Line's Yio Chu Kang MRT and the newer Thomson-East Coast Line's Lentor MRT — a connectivity advantage that is rare for an Outside Central Region estate of its vintage. Spread across five residential blocks, the project delivers a landed-estate feel through its generous landscaping, while offering full condominium facilities including a lap pool, gymnasium, tennis and squash courts, and a residents' clubhouse. Transaction data from 2024 to early 2026 shows resale prices ranging between S$1,062 psf and S$1,503 psf, with an average hovering around S$1,302–S$1,418 psf — a price corridor that reflects both the development's dual-MRT premium and the discount the market continues to apply to its diminishing lease. With roughly 66 years remaining as of 2026 and no current en-bloc signal on record, Castle Green occupies a fascinating “value-or-trap” position that rewards careful due diligence.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 26 straddles the northern fringe of the mature Ang Mo Kio New Town and stretches toward the greenery of the Central Catchment Nature Reserve. The submarket has historically traded at a discount to the Core Central Region (CCR) and even parts of the Rest of Central Region (RCR), but its fundamentals have quietly strengthened over the past several years. The opening of Lentor MRT (TEL Stage 3, 2022) drew fresh buyer attention to properties within walking distance of both NSL and TEL access, and Castle Green — approximately 550 m from Lentor and adjacent to Yio Chu Kang MRT — found itself in an enviable connectivity sweet spot practically overnight. OCR resale condominiums in this corridor have seen price growth of roughly 4–5% year-on-year in 2025 according to market observers, outperforming the broader OCR average amid stable demand from families priced out of the RCR. Rental demand is sustained by proximity to international schools (Australian International School and Lycee Francais Nicolas Bouvier are within a short drive), major employment nodes accessible via the TEL (Marina Bay, Shenton Way), and the Ang Mo Kio industrial estate. Gross rental yields for non-landed private housing in this corridor are reported in the 3.3–4.5% range, with Castle Green's own blended yield estimated at approximately 3.3% based on recent transaction and rental data. For broader market context, the Urban Redevelopment Authority's property transaction portal remains the authoritative source for verified resale and rental price indices across all OCR districts. URA data shows Singapore's private residential price index for OCR units has appreciated meaningfully over the past decade, reinforcing the area's long-term demand base even as near-term supply from new launches (URA projects approximately 7,006 private homes reaching TOP in 2026) introduces some rental headwinds.
We track 141 sales and 369 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CASTLE GREEN dashboard.
- Average sale price: $1,337,812 across 141 transactions
- Estimated gross rental yield: 3.1%
- District 26 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 1993 · OCR · D26 · 664 units
About CASTLE GREEN
CASTLE GREEN is a 99 yrs lease commencing from 1993 condominium, located at YIO CHU KANG ROAD in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by CASTLE GREEN PROPERTY PTE LTD, comprising 664 residential units, completed in 1997.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CASTLE GREEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 52 | $1,119 psf | $1,060,357 |
| 3 BR | 62 | $1,180 psf | $1,404,376 |
| 4 BR | 27 | $1,201 psf | $1,719,321 |
Sales Market Overview
CASTLE GREEN has recorded 141 sale transactions with an average transaction price of $1,337,812, ranging from $808,000 to $2,308,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 34 | $956 psf | $1,101,818 | — |
| 2022 | 34 | $1,057 psf | $1,200,165 | ↑ 10.6% |
| 2023 | 18 | $1,226 psf | $1,478,660 | ↑ 16.0% |
| 2024 | 26 | $1,291 psf | $1,502,568 | ↑ 5.3% |
| 2025 | 19 | $1,364 psf | $1,578,403 | ↑ 5.6% |
| 2026 | 10 | $1,379 psf | $1,469,178 | ↑ 1.1% |
CASTLE GREEN ranks in the top 82% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, CASTLE GREEN trades 25.1% below the segment benchmark.
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Rental Market Overview
CASTLE GREEN has recorded 369 rental transactions with monthly rents averaging $3,414/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 201 | $3,112/mo | $1,950/mo | $4,500/mo |
| 3 BR | 143 | $3,722/mo | $2,400/mo | $4,900/mo |
| 4 BR | 25 | $4,078/mo | $2,700/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 79 | $2,594/mo |
| 2022 | 71 | $3,076/mo |
| 2023 | 68 | $3,804/mo |
| 2024 | 65 | $3,807/mo |
| 2025 | 65 | $3,804/mo |
| 2026 | 21 | $3,951/mo |
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Investment Analysis
Based on average rents and sale prices, CASTLE GREEN delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows CASTLE GREEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CASTLE GREEN
- Yio Chu Kang MRT
- Lentor MRT
- Nanyang Polytechnic
- Yio Chu Kang Primary School
- Yio Chu Kang Secondary School
Nearby MRT Stations
CASTLE GREEN is 580m from Yio Chu Kang MRT (North-South Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Yio Chu Kang | NS15 | North-South Line | 580m |
| Lentor | TE5 | Thomson-East Coast Line | 620m |
Nearby Schools
There are 12 schools within 2 km of CASTLE GREEN, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 990m |
| Yio Chu Kang Primary School | Primary | 1.2 km |
| Yio Chu Kang Secondary School | Secondary | 1.2 km |
| Institute of Technical Education (College Central) | Tertiary | 1.3 km |
| Mayflower Primary School | Primary | 1.4 km |
| Ang Mo Kio Secondary School | Secondary | 1.5 km |
| Ang Mo Kio Primary School | Primary | 1.5 km |
| Chong Boon Secondary School | Secondary | 1.5 km |
| Singapore American School | International | 1.7 km |
| Jing Shan Primary School | Primary | 1.8 km |
| Peirce Secondary School | Secondary | 1.8 km |
| Anderson Serangoon Junior College | Jc | 2.0 km |
Dual-MRT walkability is Castle Green's most compelling differentiator. Yio Chu Kang MRT (NS15) is effectively at the doorstep, while Lentor MRT (TE5) adds a second line within a seven-minute walk — giving residents seamless access to Orchard Road via NSL and the Marina Bay financial district via TEL without a single transfer. This dual-line benefit is genuinely rare among OCR developments and commands a meaningful rental premium from tenant cohorts who prioritise car-free commuting. The large land area and low plot ratio translate into generous unit sizes and abundant communal greenery, a combination increasingly hard to find in newer OCR launches constrained by higher land costs. Units are predominantly two- and three-bedroom layouts with liveable square footage that appeals to upgrader families. The established neighbourhood infrastructure — Ang Mo Kio Hub, AMK Avenue 3 hawker centres, Junction 8 at Bishan, and a variety of primary schools within the 1-km priority registration radius — removes the lifestyle friction that can burden newer fringe estates. Finally, the pricing at S$1,302–S$1,418 psf sits well below comparable new launches in the OCR, creating an entry point accessible to a broader spectrum of buyers, including first-time condo upgraders moving from HDB who value space over novelty.
Lease decay is the dominant risk and cannot be understated. Castle Green's 99-year tenure commenced in 1993, leaving approximately 66 years as of 2026. Singapore's property financing and CPF withdrawal rules create meaningful friction as leases shorten: the Monetary Authority of Singapore and HDB CPF rules apply pro-rated CPF usage limits once a property's remaining lease falls below 30 years at the point of purchase, and banks generally apply stricter Loan-to-Value (LTV) ratios for leases with fewer than 30 years remaining. While Castle Green is still comfortably above those thresholds today, buyers who plan to hold the property for 20-plus years will encounter these constraints within their own holding period — directly compressing the future resale pool and, therefore, the exit value. Lease decay also exerts downward pressure on absolute psf appreciation: unlike freehold properties where land value is perpetual, every year that passes mechanically erodes the intrinsic value of the remaining lease. The absence of any confirmed en-bloc signal means owners cannot reasonably price in a collective-sale windfall to offset this decay. The development's age (TOP 1997) also raises maintenance and renovation cost considerations: common facilities including the pool, courts, and clubhouse are nearly 30 years old and may require significant sinking fund draws for major refurbishment. Prospective buyers should review the development's maintenance fund balance and any outstanding MCST resolutions before committing. Finally, the near-term rental supply headwind — with roughly 7,006 private homes expected to TOP across Singapore in 2026 — may cap rental growth in the short term, compressing yields for investors entering at current psf levels.
- ✅ HDB Upgrader (Family): Spacious layouts, established school catchment, dual-MRT connectivity, and entry psf well below new OCR launches make Castle Green a practical first-condo upgrade for families with a medium-term (10–15 year) horizon who are not overly reliant on the property as a retirement asset.
- ⚠️ Buy-to-Let Investor: Gross yield of ~3.3% is acceptable but not exceptional, and lease decay will progressively shrink the buyer pool at exit. Suitable only if rental income adequately services holding costs and the investor is comfortable with a muted capital gain trajectory relative to freehold or longer-lease alternatives.
- ❌ Long-Term Hold / Retirement Asset Buyer: A 66-year remaining lease will fall below the 30-year CPF/financing threshold within most buyers' lifetimes. The property is unsuitable as a primary retirement asset where full CPF deployment or high LTV financing in a future resale is expected.
- ❌ En-Bloc Speculator: No en-bloc motion is on record. The development's five-block, 664-unit configuration requires 80% owner consensus to proceed; with no developer-driven land scarcity signal in the immediate vicinity, speculating on a collective sale premium within a 5-year horizon carries high uncertainty.
- ✅ Expat Tenant / Short-Term Renter: Dual-MRT access, proximity to international schools, spacious units with full facilities, and competitive rents relative to CCR alternatives make Castle Green a strong rental option for expatriate families on 2–3 year postings.
- ✅ Owner-Occupier Seeking Value (Mid-Budget): Buyers who plan to live in the unit for 10–15 years and are not overly focused on resale exit value will find Castle Green offers strong livability — generous space, greenery, extensive facilities — at a cost per square foot that new launches in the same neighbourhood cannot match.
Castle Green is a well-located, well-facilitated OCR condominium whose core value proposition is dual-MRT connectivity and liveable space at a price point below newer competition. For owner-occupiers with a medium-term horizon, it delivers tangible lifestyle value that the numbers alone do not fully capture. For investors, the calculus is more nuanced: at S$1,302–S$1,418 psf with a 3.3% yield and approximately 66 years of lease remaining, the risk-adjusted return is acceptable only if the buyer's exit timeline stays comfortably above 30 years of remaining lease — a window that will close around 2059. Beyond that horizon, financing friction and a shrinking buyer pool will increasingly weigh on capital values. The absence of an en-bloc catalyst further limits the upside scenario. In summary: buy to live in and enjoy, with eyes wide open on lease decay; buy to invest only if yield income adequately compensates for the muted long-run capital gain outlook.
FAQ
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Is CASTLE GREEN 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: 141 transactions analysed
- Rental data: 369 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 CASTLE GREEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 1,205 condo transactions recorded in District 26 over the last 12 months, 83% new sale, 13% resale, 3% sub 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 26 could add roughly 175 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lentor Gardens | — | ~175 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing CASTLE GREEN against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (270m away), an upgrader gap of about $600,000