GARDEN VIEW ESTATE is a freehold development along CONWAY CIRCLE in District 19 (Hougang / Punggol / Serangoon), 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 6 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 GARDEN VIEW ESTATE 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 6 sales and 46 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GARDEN VIEW ESTATE dashboard.
- Average sale price: $5,259,667 across 6 transactions
- Estimated gross rental yield: 2.2%
- District 19 PSF ranking: Above average (top 33%)
- Freehold tenure · OCR · D19
About GARDEN VIEW ESTATE
GARDEN VIEW ESTATE is a freehold condominium, located at CONWAY CIRCLE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
As a freehold property, GARDEN VIEW ESTATE does not face lease decay concerns.
Sales Market Overview
GARDEN VIEW ESTATE has recorded 6 sale transactions with an average transaction price of $5,259,667, ranging from $3,460,000 to $7,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,333 psf | $4,653,333 | — |
| 2022 | 1 | $1,288 psf | $4,880,000 | ↓ 3.4% |
| 2024 | 1 | $2,049 psf | $5,718,000 | ↑ 59.0% |
| 2025 | 1 | $1,754 psf | $7,000,000 | ↓ 14.4% |
GARDEN VIEW ESTATE ranks in the top 33% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, GARDEN VIEW ESTATE trades 2.2% below the segment benchmark.
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Rental Market Overview
GARDEN VIEW ESTATE has recorded 46 rental transactions with monthly rents averaging $9,834/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 46 | $9,834/mo | $4,800/mo | $16,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $7,811/mo |
| 2022 | 9 | $8,600/mo |
| 2023 | 6 | $11,317/mo |
| 2024 | 12 | $12,604/mo |
| 2025 | 7 | $6,171/mo |
| 2026 | 3 | $14,100/mo |
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Investment Analysis
Based on average rents and sale prices, GARDEN VIEW ESTATE delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 GARDEN VIEW ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GARDEN VIEW ESTATE
- Lorong Chuan MRT
- Bowen Secondary School
- Serangoon Garden Secondary School
- Serangoon Secondary School
Nearby MRT Stations
GARDEN VIEW ESTATE is 960m from Lorong Chuan MRT (Circle Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 960m |
Nearby Schools
There are 16 schools within 2 km of GARDEN VIEW ESTATE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bowen Secondary School | Secondary | 420m |
| Serangoon Garden Secondary School | Secondary | 620m |
| Serangoon Secondary School | Secondary | 970m |
| Maris Stella High School (Primary) | Primary | 990m |
| Maris Stella High School | Secondary | 990m |
| Xinghua Primary School | Primary | 1.2 km |
| Cedar Primary School | Primary | 1.3 km |
| Yangzheng Primary School | Primary | 1.3 km |
| Cedar Girls' Secondary School | Secondary | 1.4 km |
| Teck Ghee Primary School | Primary | 1.4 km |
| Yuying Secondary School | Secondary | 1.5 km |
| Deyi Secondary School | Secondary | 1.6 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.
School-belt proximity. Bowen Secondary School sits about 0.42km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.96km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 6 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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GARDEN VIEW ESTATE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 6 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 GARDEN VIEW ESTATE?
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Is GARDEN VIEW ESTATE freehold or leasehold?
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What is the tenure of GARDEN VIEW ESTATE?
How does GARDEN VIEW ESTATE compare to other projects in the district?
What stamp duty applies for a foreign buyer of GARDEN VIEW ESTATE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 46 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 GARDEN VIEW ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.