CHERRY GARDENS is a 69-year balance leasehold development along LORONG LEW LIAN in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2004.
This profile draws on 9 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.
At roughly 22 years from TOP, CHERRY GARDENS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for CHERRY 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 9 sales and 13 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHERRY GARDENS dashboard.
- Average sale price: $1,382,222 across 9 transactions
- Estimated gross rental yield: 3.5%
- District 19 PSF ranking: Value tier (top 87%)
- 99 yrs lease commencing from 1996 · OCR · D19 · 48 units
About CHERRY GARDENS
CHERRY GARDENS is a 99 yrs lease commencing from 1996 condominium, located at LORONG LEW LIAN in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ALLGREEN PROPERTIES, comprising 48 residential units, completed in 2004.
With approximately 69 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 CHERRY GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $975 psf | $850,000 |
| 3 BR | 5 | $1,116 psf | $1,229,000 |
| 5+ BR | 3 | $822 psf | $1,815,000 |
Sales Market Overview
CHERRY GARDENS has recorded 9 sale transactions with an average transaction price of $1,382,222, ranging from $850,000 to $1,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $990 psf | $1,060,000 | — |
| 2022 | 3 | $1,092 psf | $1,150,000 | ↑ 10.3% |
| 2023 | 1 | $815 psf | $1,815,000 | ↓ 25.4% |
| 2024 | 1 | $1,298 psf | $1,425,000 | ↑ 59.3% |
| 2025 | 2 | $825 psf | $1,815,000 | ↓ 36.4% |
CHERRY GARDENS ranks in the top 87% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, CHERRY GARDENS trades 35.3% below the segment benchmark.
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Rental Market Overview
CHERRY GARDENS has recorded 13 rental transactions with monthly rents averaging $4,073/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 13 | $4,073/mo | $2,700/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $3,063/mo |
| 2022 | 3 | $4,167/mo |
| 2023 | 4 | $4,650/mo |
| 2024 | 1 | $4,500/mo |
| 2025 | 1 | $5,100/mo |
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Investment Analysis
Based on average rents and sale prices, CHERRY GARDENS delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows CHERRY GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHERRY GARDENS
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Kovan MRT
- Zhonghua Secondary School
- Cedar Girls'
- Zhonghua Primary School
Nearby MRT Stations
CHERRY GARDENS is 580m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of CHERRY GARDENS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 620m |
| Cedar Girls' Secondary School | Secondary | 660m |
| Zhonghua Primary School | Primary | 700m |
| Cedar Primary School | Primary | 740m |
| Bartley Secondary School | Secondary | 910m |
| Montfort Junior School | Primary | 1.1 km |
| Montfort Secondary School | Secondary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.4 km |
| Red Swastika School | Primary | 1.5 km |
| Xinmin Primary School | Primary | 1.5 km |
| St. Gabriel's Primary School | Primary | 1.6 km |
Walking-distance MRT. Serangoon is about 0.58km — 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.
Boutique character. With 48 units, CHERRY GARDENS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Zhonghua Secondary School sits about 0.62km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 9 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: CHERRY GARDENS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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
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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: 9 transactions analysed
- Rental data: 13 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 CHERRY GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.