GABRIEL VILLAS is a 66-year balance leasehold development along SERANGOON AVENUE 1 in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 10 units and is TOP 1995.
This profile draws on 1 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 19 (Hougang / Punggol / Serangoon), the immediate context for GABRIEL VILLAS 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 1 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GABRIEL VILLAS dashboard.
- Average sale price: $3,000,000 across 1 transactions
- District 19 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1993 · OCR · D19 · 10 units
About GABRIEL VILLAS
GABRIEL VILLAS is a 99 yrs lease commencing from 1993 condominium, located at SERANGOON AVENUE 1 in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by RDC REALTY PTE LTD, comprising 10 residential units, completed in 1995.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
GABRIEL VILLAS has recorded 1 sale transactions with an average transaction price of $3,000,000, ranging from $3,000,000 to $3,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $869 psf | $3,000,000 | — |
GABRIEL VILLAS ranks in the top 92% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, GABRIEL VILLAS trades 44% below the segment benchmark.
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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 GABRIEL VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GABRIEL VILLAS
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Woodleigh MRT
- Bartley Secondary School
- Cedar Girls'
- Cedar Primary School
Nearby MRT Stations
GABRIEL VILLAS is 480m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of GABRIEL VILLAS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 590m |
| Cedar Girls' Secondary School | Secondary | 890m |
| Cedar Primary School | Primary | 970m |
| Zhonghua Secondary School | Secondary | 970m |
| Zhonghua Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Montfort Junior School | Primary | 1.4 km |
| Montfort Secondary School | Secondary | 1.5 km |
| Xinmin Secondary School | Secondary | 1.7 km |
| Xinmin Primary School | Primary | 1.9 km |
| St. Gabriel's Primary School | Primary | 1.9 km |
Genuine walk-to-MRT access. Serangoon sits about 0.48km 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.
Boutique character. With 10 units, GABRIEL VILLAS 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. Bartley Secondary School sits about 0.59km 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 66 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 1 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: GABRIEL VILLAS 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. 1 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
What is the average price for GABRIEL VILLAS?
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Is GABRIEL VILLAS freehold or leasehold?
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What is the tenure of GABRIEL VILLAS?
How does GABRIEL VILLAS 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: 1 transactions 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 GABRIEL VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.