EMERALD GARDEN is a 71-year balance leasehold development along CLUB STREET in District 1 (CBD (Raffles Place, Marina, Cecil)), part of the RCR segment of Singapore's private residential market. The project comprises 265 units and is TOP 1998.
This profile draws on 23 recorded transactions from URA 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 1 (CBD (Raffles Place, Marina, Cecil)), the immediate context for EMERALD 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 24 sales and 639 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the EMERALD GARDEN dashboard.
- Average sale price: $2,418,204 across 24 transactions
- Estimated gross rental yield: 2.4%
- District 1 PSF ranking: Above average (top 47%)
- 999 yrs lease commencing from 1827 · RCR · D1 · 265 units
About EMERALD GARDEN
EMERALD GARDEN is a 999 yrs lease commencing from 1827 condominium, located at CLUB STREET in District 1 (Raffles Place, Marina, Cecil, People's Park) (Rest of Central Region), developed by OXFORD GARDENS PTE LTD, comprising 265 residential units, completed in 1998.
With approximately 71 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 EMERALD GARDEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $2,169 psf | $1,930,000 |
| 3 BR | 15 | $2,185 psf | $2,537,333 |
| 4 BR | 2 | $2,129 psf | $3,233,444 |
Sales Market Overview
EMERALD GARDEN has recorded 24 sale transactions with an average transaction price of $2,418,204, ranging from $1,670,000 to $3,516,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $2,032 psf | $2,194,000 | — |
| 2022 | 5 | $2,063 psf | $2,162,000 | ↑ 1.5% |
| 2023 | 2 | $2,334 psf | $2,525,000 | ↑ 13.1% |
| 2024 | 7 | $2,277 psf | $2,435,714 | ↓ 2.4% |
| 2025 | 2 | $2,098 psf | $2,758,444 | ↓ 7.9% |
| 2026 | 3 | $2,314 psf | $2,880,000 | ↑ 10.3% |
EMERALD GARDEN ranks in the top 47% of condos in District 1 by average PSF.
Compared to the RCR average of $2,049 psf, EMERALD GARDEN trades 6.2% above the segment benchmark.
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Rental Market Overview
EMERALD GARDEN has recorded 639 rental transactions with monthly rents averaging $4,879/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 141 | $4,194/mo | $2,800/mo | $5,700/mo |
| 2 BR | 347 | $4,787/mo | $3,200/mo | $6,800/mo |
| 3 BR | 146 | $5,658/mo | $4,000/mo | $8,500/mo |
| 4 BR | 5 | $7,810/mo | $6,600/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 133 | $3,888/mo |
| 2022 | 129 | $4,588/mo |
| 2023 | 115 | $5,367/mo |
| 2024 | 99 | $5,336/mo |
| 2025 | 129 | $5,236/mo |
| 2026 | 34 | $5,518/mo |
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Investment Analysis
Based on average rents and sale prices, EMERALD GARDEN delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 1
Side-by-side comparison against the most actively traded condos in District 1 (Raffles Place, Marina, Cecil, People's Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 937 | $2,957 psf | 633 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 1111 | $2,011 psf | 268 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,320 psf | 209 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,149 psf | 155 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
Location Map
Map shows EMERALD GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- EMERALD GARDEN
- Telok Ayer MRT
- Maxwell MRT
- Chinatown MRT
- Chinatown MRT
- Shenton Way MRT
- Outram Secondary School
- Cantonment Primary School
- Fairfield Methodist School (Primary)
Nearby MRT Stations
EMERALD GARDEN is 250m from Telok Ayer MRT (Downtown Line), with 23 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Telok Ayer | DT18 | Downtown Line | 250m |
| Maxwell | TE18 | Thomson-East Coast Line | 250m |
| Chinatown | NE4 | North-East Line | 410m |
| Chinatown | DT19 | Downtown Line | 410m |
| Shenton Way | TE19 | Thomson-East Coast Line | 560m |
| Tanjong Pagar | EW15 | East-West Line | 570m |
| Raffles Place | NS26 | North-South Line | 590m |
| Raffles Place | EW14 | East-West Line | 590m |
Nearby Schools
There are 6 schools within 2 km of EMERALD GARDEN.
| School | Type | Distance |
|---|---|---|
| Outram Secondary School | Secondary | 1.2 km |
| Cantonment Primary School | Primary | 1.5 km |
| Fairfield Methodist School (Primary) | Primary | 1.6 km |
| Singapore Management University | Tertiary | 1.7 km |
| School of the Arts | Jc | 1.8 km |
| Nanyang Academy of Fine Arts | Tertiary | 2.0 km |
Adequate lease horizon. Around 71 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Telok Ayer sits about 0.25km 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.
Solid facilities scale. 265 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Outram Secondary School sits about 1.22km 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 71 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.
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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: EMERALD GARDEN 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. 23 transactions in URA 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
What is the average price for EMERALD GARDEN?
What is the rental yield for EMERALD GARDEN?
Is EMERALD GARDEN 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: 24 transactions analysed
- Rental data: 639 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 EMERALD GARDEN
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 420 condo transactions recorded in District 1 over the last 12 months, 59% new sale, 41% resale. 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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HDB Alternatives Nearby
Weighing EMERALD GARDEN against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (300m away), an upgrader gap of about $1,350,000
- Bukit Merah — 4-room average $894,787 (840m away), an upgrader gap of about $1,500,000
- Kallang/whampoa — 4-room average $882,887 (1.9 km away), an upgrader gap of about $1,550,000