FAR HORIZON GARDENS is a 55-year balance leasehold development along ANG MO KIO AVENUE 9 in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 270 units and is TOP 1987.
This profile draws on 31 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 20 (Ang Mo Kio / Bishan), the immediate context for FAR HORIZON 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 31 sales and 167 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the FAR HORIZON GARDENS dashboard.
- Average sale price: $1,695,319 across 31 transactions
- Estimated gross rental yield: 2.6%
- District 20 PSF ranking: Value tier (top 91%)
- 99 yrs lease commencing from 1982 · OCR · D20 · 270 units
About FAR HORIZON GARDENS
FAR HORIZON GARDENS is a 99 yrs lease commencing from 1982 condominium, located at ANG MO KIO AVENUE 9 in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by FAR HORIZON CONSTRUCTION ENGINEERING PTE LTD, comprising 270 residential units, completed in 1987.
With approximately 55 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at FAR HORIZON GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,032 psf | $1,211,357 |
| 4 BR | 3 | $1,020 psf | $1,416,667 |
| 5+ BR | 14 | $1,080 psf | $2,238,992 |
Sales Market Overview
FAR HORIZON GARDENS has recorded 31 sale transactions with an average transaction price of $1,695,319, ranging from $975,000 to $3,188,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $890 psf | $1,277,500 | — |
| 2022 | 4 | $978 psf | $1,420,000 | ↑ 9.9% |
| 2023 | 4 | $1,077 psf | $1,920,250 | ↑ 10.1% |
| 2024 | 6 | $1,071 psf | $1,761,333 | ↓ 0.5% |
| 2025 | 11 | $1,126 psf | $1,846,899 | ↑ 5.2% |
| 2026 | 2 | $1,016 psf | $1,600,000 | ↓ 9.7% |
FAR HORIZON GARDENS ranks in the top 91% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, FAR HORIZON GARDENS trades 32.1% below the segment benchmark.
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Rental Market Overview
FAR HORIZON GARDENS has recorded 167 rental transactions with monthly rents averaging $3,660/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 119 | $3,224/mo | $1,900/mo | $4,600/mo |
| 3 BR | 44 | $4,617/mo | $3,000/mo | $6,300/mo |
| 4 BR | 4 | $6,113/mo | $5,150/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 32 | $2,688/mo |
| 2022 | 33 | $3,315/mo |
| 2023 | 30 | $4,288/mo |
| 2024 | 33 | $3,956/mo |
| 2025 | 30 | $3,978/mo |
| 2026 | 9 | $4,144/mo |
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Investment Analysis
Based on average rents and sale prices, FAR HORIZON GARDENS delivers an estimated gross rental yield of 2.6%. 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 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows FAR HORIZON GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- FAR HORIZON GARDENS
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower MRT
- Yio Chu Kang Primary School
- Mayflower Primary School
- Yio Chu Kang Secondary School
Nearby MRT Stations
FAR HORIZON GARDENS is 300m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 300m |
| Yio Chu Kang | NS15 | North-South Line | 720m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of FAR HORIZON GARDENS.
| School | Type | Distance |
|---|---|---|
| Yio Chu Kang Primary School | Primary | 1.0 km |
| Mayflower Primary School | Primary | 1.0 km |
| Yio Chu Kang Secondary School | Secondary | 1.1 km |
| Ang Mo Kio Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Singapore American School | International | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.4 km |
| Jing Shan Primary School | Primary | 1.4 km |
| Chong Boon Secondary School | Secondary | 1.4 km |
| Peirce Secondary School | Secondary | 1.5 km |
| Anderson Primary School | Primary | 1.9 km |
Genuine walk-to-MRT access. Lentor sits about 0.30km 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. 270 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. Yio Chu Kang Primary School sits about 1.03km 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 55 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.
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.
- ⚠️ 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: FAR HORIZON 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. 31 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 FAR HORIZON GARDENS?
What is the rental yield for FAR HORIZON GARDENS?
Is FAR HORIZON GARDENS 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: 31 transactions analysed
- Rental data: 167 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 FAR HORIZON GARDENS
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 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new 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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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 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 |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing FAR HORIZON GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (130m away), an upgrader gap of about $950,000