GARLICK VILLE is a 69-year balance leasehold development along SIXTH CRESCENT in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 40 units and is TOP 1996.
This profile draws on 0 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 10 (Bukit Timah / Holland), the immediate context for GARLICK VILLE 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 0 sales and 17 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GARLICK VILLE dashboard.
- · CCR · D10 · 40 units
About GARLICK VILLE
GARLICK VILLE is a condominium, located at SIXTH CRESCENT in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by TAT AIK PROPERTY (PTE) LTD, comprising 40 residential units, completed in 1996.
With approximately 69 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
GARLICK VILLE has recorded 17 rental transactions with monthly rents averaging $8,176/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 17 | $8,176/mo | $4,500/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $6,900/mo |
| 2022 | 4 | $6,725/mo |
| 2023 | 2 | $10,400/mo |
| 2024 | 5 | $8,800/mo |
| 2025 | 3 | $8,867/mo |
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Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows GARLICK VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GARLICK VILLE
- Sixth Avenue MRT
- Hwa Chong Institution
- Hwa Chong Institution (JC)
- Hwa Chong International School
Nearby MRT Stations
GARLICK VILLE is 850m from Sixth Avenue MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Sixth Avenue | DT7 | Downtown Line | 850m |
Nearby Schools
There are 12 schools within 2 km of GARLICK VILLE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 170m |
| Hwa Chong Institution (JC) | Jc | 170m |
| Hwa Chong International School | International | 230m |
| Lycee Francais de Singapour | International | 890m |
| Australian International School | International | 910m |
| Hollandse School | International | 1.1 km |
| National Junior College | Secondary | 1.6 km |
| National Junior College | Jc | 1.6 km |
| Henry Park Primary School | Primary | 1.7 km |
| Chatsworth International School (Bukit Timah) | International | 1.7 km |
| Singapore University of Social Sciences | Tertiary | 1.8 km |
| Ngee Ann Polytechnic | Tertiary | 2.0 km |
Boutique character. With 40 units, GARLICK VILLE 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. Hwa Chong Institution sits about 0.17km 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 0.85km 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.
Lease tenor below 75 years. With roughly 69 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 0 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.
[
{
"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": "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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: GARLICK VILLE 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. 0 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
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Is GARLICK VILLE freehold or leasehold?
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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.
- Rental data: 17 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 GARLICK VILLE
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