GAY'S VILLAS is a 99-year leasehold development along CARMICHAEL ROAD in District 13 (Macpherson / Potong Pasir), part of the RCR 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 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 13 (Macpherson / Potong Pasir), the immediate context for GAY'S 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 0 sales and 3 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GAY'S VILLAS dashboard.
- · RCR · D13
About GAY'S VILLAS
GAY'S VILLAS is a condominium, located at CARMICHAEL ROAD in District 13 (Macpherson, Braddell) (Rest of Central Region).
Rental Market Overview
GAY'S VILLAS has recorded 3 rental transactions with monthly rents averaging $5,533/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3 | $5,533/mo | $4,500/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $4,500/mo |
| 2024 | 1 | $6,300/mo |
| 2026 | 1 | $5,800/mo |
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Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows GAY'S VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GAY'
- Lorong Chuan MRT
- Woodleigh MRT
- Serangoon MRT
- Serangoon MRT
- Potong Pasir MRT
- Stamford Primary School
- Assumption Pathway School
- De La Salle School
Nearby MRT Stations
GAY'S VILLAS is 980m from Lorong Chuan MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 980m |
| Woodleigh | NE11 | North-East Line | 990m |
| Serangoon | NE12 | North-East Line | 1.4 km |
| Serangoon | CC13 | Circle Line | 1.4 km |
| Potong Pasir | NE10 | North-East Line | 1.5 km |
Nearby Schools
There are 17 schools within 2 km of GAY'S VILLAS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Stamford Primary School | Primary | 830m |
| Assumption Pathway School | Secondary | 830m |
| De La Salle School | Primary | 940m |
| Balestier Hill Primary School | Primary | 1.3 km |
| First Toa Payoh Primary School | Primary | 1.5 km |
| Maris Stella High School (Primary) | Primary | 1.5 km |
| Maris Stella High School | Secondary | 1.5 km |
| School of Science and Technology | Jc | 1.6 km |
| Manjusri Secondary School | Secondary | 1.6 km |
| Pei Chun Public School | Primary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| Bartley Secondary School | Secondary | 1.7 km |
School-belt proximity. Stamford Primary School sits about 0.83km 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 0.98km 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 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.
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": "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: GAY'S VILLAS 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
What is the average price for GAY'S VILLAS?
What is the rental yield for GAY'S VILLAS?
Is GAY'S VILLAS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 3 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 GAY'S VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.