Tucked along the leafy stretch where Upper Bukit Timah folds into Clementi Park and Ulu Pandan, Gardenvista is one of those mid-2000s Far East developments that rarely makes headlines yet quietly holds its own in District 21's family-buyer rotation. 318 units, TOP'd in 2006, and built on a 99-year lease commencing 1999, it sits in a pocket of the island where the noise of arterial traffic gives way to the canopy of the Bukit Timah Nature Reserve and the gated calm of landed estates further up the slope.
The development's pitch is straightforward and, for the right buyer, compelling: a manageable mid-sized estate (not the 800-unit mega-condo experience), a recognisable developer in Far East Organization, and a postcode that schools-focused families and Downtown Line commuters both want a piece of. What it asks in return is that you look squarely at the lease — roughly 72 years remaining as of 2026 — and decide whether that runway suits your holding horizon.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 covers Upper Bukit Timah, Clementi Park, Ulu Pandan and Hume — historically one of Singapore's most lease-stable family districts, anchored by the green belt of the Bukit Timah Nature Reserve and a dense cluster of well-regarded primary schools. Gardenvista's location places it within walking or short-drive distance of two Downtown Line stations, King Albert Park MRT (DT6) and Beauty World MRT (DT5), both of which opened in stage 2 of the DTL rollout in late 2015 and meaningfully re-rated this corridor's connectivity.
Before the DTL, this stretch of Upper Bukit Timah was a car-first neighbourhood — comfortable but commute-constrained. Today, a Gardenvista resident can be at Newton in roughly 10 minutes, Bugis in 17, and the Bayfront/Marina Bay financial spine in about 25, without ever transferring lines. That single piece of infrastructure is the strongest argument for the location's long-term hold value, and it's worth weighing against the lease arithmetic before you decide on entry timing.
We track 79 sales and 209 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GARDENVISTA dashboard.
- Average sale price: $1,916,016 across 79 transactions
- Estimated gross rental yield: 2.9%
- District 21 PSF ranking: Above average (top 39%)
- 99 yrs lease commencing from 1999 · RCR · D21 · 318 units
About GARDENVISTA
GARDENVISTA is a 99 yrs lease commencing from 1999 condominium, located at DUNEARN ROAD in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), developed by YHS DUNEARN PTE LTD, FAR EAST ORGANIZATION, comprising 318 residential units, completed in 2006.
With approximately 72 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 GARDENVISTA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 23 | $1,645 psf | $1,469,304 |
| 3 BR | 56 | $1,787 psf | $2,099,487 |
Sales Market Overview
GARDENVISTA has recorded 79 sale transactions with an average transaction price of $1,916,016, ranging from $1,150,000 to $2,790,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 18 | $1,463 psf | $1,577,333 | — |
| 2022 | 10 | $1,575 psf | $1,658,000 | ↑ 7.6% |
| 2023 | 11 | $1,776 psf | $1,929,727 | ↑ 12.8% |
| 2024 | 15 | $1,844 psf | $2,039,707 | ↑ 3.9% |
| 2025 | 20 | $1,957 psf | $2,206,033 | ↑ 6.1% |
| 2026 | 5 | $1,897 psf | $2,090,000 | ↓ 3.1% |
GARDENVISTA ranks in the top 39% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, GARDENVISTA trades 14.7% below the segment benchmark.
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Rental Market Overview
GARDENVISTA has recorded 209 rental transactions with monthly rents averaging $4,647/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 11 | $3,405/mo | $2,500/mo | $4,200/mo |
| 2 BR | 64 | $4,096/mo | $2,700/mo | $5,400/mo |
| 3 BR | 108 | $4,881/mo | $3,300/mo | $6,500/mo |
| 4 BR | 26 | $5,552/mo | $3,800/mo | $6,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 34 | $3,519/mo |
| 2022 | 49 | $4,246/mo |
| 2023 | 36 | $5,240/mo |
| 2024 | 45 | $4,974/mo |
| 2025 | 41 | $5,124/mo |
| 2026 | 4 | $5,225/mo |
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Investment Analysis
Based on average rents and sale prices, GARDENVISTA delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows GARDENVISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GARDENVISTA
- King Albert Park MRT
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
GARDENVISTA is 400m from King Albert Park MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| King Albert Park | DT6 | Downtown Line | 400m |
| Beauty World | DT5 | Downtown Line | 590m |
Nearby Schools
There are 8 schools within 2 km of GARDENVISTA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 400m |
| Ngee Ann Polytechnic | Tertiary | 740m |
| Henry Park Primary School | Primary | 850m |
| Australian International School | International | 1.1 km |
| Singapore University of Social Sciences | Tertiary | 1.1 km |
| Hwa Chong International School | International | 2.0 km |
| Hwa Chong Institution | Secondary | 2.0 km |
| Hwa Chong Institution (JC) | Jc | 2.0 km |
If you ask any buyer's agent why D21 commands its premium, the answer almost always starts with schools. Within a 1-2km radius of Gardenvista, families have access to Pei Hwa Presbyterian Primary, Methodist Girls' School (Primary & Secondary), and the new MGS campus, with Nanyang Girls' High, Hwa Chong Institution, and National Junior College further along the Bukit Timah corridor. The Ministry of Education's P1 registration framework gives priority within the 1km and 1-2km bands, and that catchment math is what historically supports rental and resale demand from young expat-local hybrid families.
This is also why the unit mix at Gardenvista — heavy on 3 and 4-bedroom layouts — has aged better than smaller-format developments nearby. The buyer who pays a premium here is rarely doing it for yield; they are doing it for school access plus quiet living, and they tend to hold for the full primary-through-secondary arc.
Lease tenor below 75 years. With roughly 72 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.
Gardenvista was developed by YHS Dunearn Pte Ltd under the Far East Organization umbrella — Singapore's largest private property developer and the group behind a sizeable share of D9, D10, and D21 stock from the 1990s through today. For a 2006-vintage development, that pedigree matters more in the second-hand market than buyers often appreciate: maintenance quality, sinking-fund discipline, and the MCST's track record on common-area refurbishment all tend to track the original developer's standards.
Far East developments from this era — Gardenvista included — have generally aged with the kind of mid-tier finishes that don't wow on first viewing but hold up structurally. Buyers should still commission a proper unit inspection (waterproofing, electrical, air-con piping) for any 20-year-old unit; the developer's reputation is a starting point, not a substitute for due diligence.
Gardenvista is not a marquee asset, and it doesn't need to be. It's a well-located, well-developed, mid-sized 99LH condo in a district whose fundamentals — schools, green belt, DTL connectivity — have only strengthened since TOP. The lease balance is comfortable for a decade-plus family hold, the developer's name carries weight in resale conversations, and the discount versus freehold neighbours is real and quantifiable.
The trade-off you accept is the lease clock. If your horizon is 10-15 years and your priority is school access plus quiet upmarket living without paying full freehold premium, this is one of the more sensible RCR options in District 21. If you're optimising for legacy planning or a 25-year-plus hold, the math gets tighter — at which point you should be looking at the freehold inventory in the same postcode or running a side-by-side comparison via the district analysis tools. Either way, the data trail is here; the decision is yours to size against your own timeline.
FAQ
What is the average price for GARDENVISTA?
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Is GARDENVISTA freehold or leasehold?
What is Gardenvista and where is it located?
Is Gardenvista a good investment in 2026?
How does Gardenvista compare to nearby developments?
What are the financing considerations for buying at Gardenvista?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 79 transactions analysed
- Rental data: 209 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 GARDENVISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.