CHENG SOON GARDEN is a freehold development along CHENG SOON CRESCENT in District 21 (Clementi Park / Upper Bukit Timah), part of the RCR 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 16 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 21 (Clementi Park / Upper Bukit Timah), the immediate context for CHENG SOON GARDEN 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 16 sales and 51 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHENG SOON GARDEN dashboard.
- Average sale price: $5,713,243 across 16 transactions
- Estimated gross rental yield: 1.8%
- District 21 PSF ranking: Mid-range (top 57%)
- Freehold tenure · RCR · D21
About CHENG SOON GARDEN
CHENG SOON GARDEN is a freehold condominium, located at CHENG SOON CRESCENT in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region).
As a freehold property, CHENG SOON GARDEN does not face lease decay concerns.
Sales Market Overview
CHENG SOON GARDEN has recorded 16 sale transactions with an average transaction price of $5,713,243, ranging from $3,200,000 to $12,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,315 psf | $4,469,600 | — |
| 2022 | 3 | $1,361 psf | $5,375,000 | ↑ 3.5% |
| 2023 | 4 | $1,631 psf | $4,617,500 | ↑ 19.9% |
| 2024 | 1 | $1,860 psf | $7,388,888 | ↑ 14.1% |
| 2025 | 1 | $1,675 psf | $12,650,000 | ↓ 9.9% |
| 2026 | 2 | $1,749 psf | $7,215,000 | ↑ 4.4% |
CHENG SOON GARDEN ranks in the top 57% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, CHENG SOON GARDEN trades 26.1% below the segment benchmark.
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Rental Market Overview
CHENG SOON GARDEN has recorded 51 rental transactions with monthly rents averaging $8,390/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 51 | $8,390/mo | $4,000/mo | $27,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $6,375/mo |
| 2022 | 14 | $8,650/mo |
| 2023 | 7 | $7,543/mo |
| 2024 | 12 | $9,658/mo |
| 2025 | 8 | $7,600/mo |
| 2026 | 2 | $13,150/mo |
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Investment Analysis
Based on average rents and sale prices, CHENG SOON GARDEN delivers an estimated gross rental yield of 1.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows CHENG SOON GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHENG SOON GARDEN
- Beauty World MRT
- King Albert Park MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
CHENG SOON GARDEN is 520m from Beauty World MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 520m |
| King Albert Park | DT6 | Downtown Line | 1.0 km |
Nearby Schools
There are 5 schools within 2 km of CHENG SOON GARDEN, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 340m |
| Ngee Ann Polytechnic | Tertiary | 530m |
| Henry Park Primary School | Primary | 840m |
| Singapore University of Social Sciences | Tertiary | 1.0 km |
| Australian International School | International | 1.5 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.
Walking-distance MRT. Beauty World is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Anglo-Chinese Junior College sits about 0.34km 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 16 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.
[
{
"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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CHENG SOON GARDEN 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. 16 transactions in URA REALIS 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 CHENG SOON GARDEN?
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Is CHENG SOON GARDEN freehold or leasehold?
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What is the tenure of CHENG SOON GARDEN?
How does CHENG SOON GARDEN 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: 16 transactions analysed
- Rental data: 51 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 CHENG SOON GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.