CHIP THYE GARDEN is a freehold development along YIO CHU KANG GARDENS in District 20 (Ang Mo Kio / Bishan), part of the OCR 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 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.
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 20 (Ang Mo Kio / Bishan), the immediate context for CHIP THYE 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 9 sales and 15 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CHIP THYE GARDEN dashboard.
- Average sale price: $3,630,889 across 9 transactions
- Estimated gross rental yield: 1.6%
- District 20 PSF ranking: Above average (top 49%)
- Freehold tenure · OCR · D20
About CHIP THYE GARDEN
CHIP THYE GARDEN is a freehold condominium, located at YIO CHU KANG GARDENS in District 20 (Ang Mo Kio, Bishan) (Outside Central Region).
As a freehold property, CHIP THYE GARDEN does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CHIP THYE GARDEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $1,747 psf | $3,300,000 |
| 5+ BR | 8 | $1,711 psf | $3,672,250 |
Sales Market Overview
CHIP THYE GARDEN has recorded 9 sale transactions with an average transaction price of $3,630,889, ranging from $2,800,000 to $4,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,389 psf | $3,000,000 | — |
| 2022 | 2 | $1,746 psf | $3,534,000 | ↑ 25.7% |
| 2023 | 1 | $1,075 psf | $2,800,000 | ↓ 38.4% |
| 2024 | 3 | $1,821 psf | $3,710,000 | ↑ 69.4% |
| 2025 | 1 | $2,027 psf | $4,380,000 | ↑ 11.3% |
| 2026 | 1 | $1,990 psf | $4,300,000 | ↓ 1.8% |
CHIP THYE GARDEN ranks in the top 49% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, CHIP THYE GARDEN trades 10.7% above the segment benchmark.
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Rental Market Overview
CHIP THYE GARDEN has recorded 15 rental transactions with monthly rents averaging $4,888/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 15 | $4,888/mo | $3,200/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 8 | $4,624/mo |
| 2023 | 2 | $4,450/mo |
| 2024 | 5 | $5,486/mo |
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Investment Analysis
Based on average rents and sale prices, CHIP THYE GARDEN delivers an estimated gross rental yield of 1.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows CHIP THYE GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CHIP THYE GARDEN
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Mayflower Primary School
- Yio Chu Kang Primary School
- Yio Chu Kang Secondary School
Nearby MRT Stations
CHIP THYE GARDEN is 430m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 430m |
| Yio Chu Kang | NS15 | North-South Line | 700m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of CHIP THYE GARDEN, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Mayflower Primary School | Primary | 850m |
| Yio Chu Kang Primary School | Primary | 870m |
| Yio Chu Kang Secondary School | Secondary | 920m |
| Ang Mo Kio Secondary School | Secondary | 970m |
| Ang Mo Kio Primary School | Primary | 1.0 km |
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Jing Shan Primary School | Primary | 1.2 km |
| Chong Boon Secondary School | Secondary | 1.2 km |
| Peirce Secondary School | Secondary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.3 km |
| Singapore American School | International | 1.3 km |
| Anderson Primary School | Primary | 1.7 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. Lentor sits about 0.43km 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. Mayflower Primary School sits about 0.85km 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 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": "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: CHIP THYE 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. 9 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 CHIP THYE GARDEN?
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Is CHIP THYE GARDEN freehold or leasehold?
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What is the tenure of CHIP THYE GARDEN?
How does CHIP THYE 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: 9 transactions analysed
- Rental data: 15 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 CHIP THYE GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.