GERALD GARDENS is a 63-year balance leasehold development along GERALD CRESCENT in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is TOP 1990.
This profile draws on 5 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 28 (Seletar / Yio Chu Kang), the immediate context for GERALD GARDENS 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 5 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GERALD GARDENS dashboard.
- Average sale price: $4,181,778 across 5 transactions
- Estimated gross rental yield: 1.6%
- District 28 PSF ranking: Above average (top 40%)
- 999 yrs lease commencing from 1879 · OCR · D28
About GERALD GARDENS
GERALD GARDENS is a 999 yrs lease commencing from 1879 condominium, located at GERALD CRESCENT in District 28 (Seletar) (Outside Central Region), completed in 1990.
With approximately 63 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 GERALD GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $1,733 psf | $3,275,000 |
| 5+ BR | 3 | $1,175 psf | $4,786,296 |
Sales Market Overview
GERALD GARDENS has recorded 5 sale transactions with an average transaction price of $4,181,778, ranging from $3,250,000 to $5,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,364 psf | $3,725,000 | — |
| 2023 | 1 | $1,728 psf | $3,250,000 | ↑ 26.7% |
| 2024 | 2 | $1,268 psf | $5,104,444 | ↓ 26.7% |
GERALD GARDENS ranks in the top 40% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, GERALD GARDENS trades 9.8% below the segment benchmark.
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Rental Market Overview
GERALD GARDENS has recorded 6 rental transactions with monthly rents averaging $5,650/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $5,650/mo | $4,000/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $5,500/mo |
| 2022 | 1 | $4,000/mo |
| 2023 | 2 | $5,800/mo |
| 2025 | 1 | $7,000/mo |
| 2026 | 1 | $5,800/mo |
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Investment Analysis
Based on average rents and sale prices, GERALD GARDENS delivers an estimated gross rental yield of 1.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows GERALD GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GERALD GARDENS
- Fernvale MRT
- Layar MRT
- Tongkang MRT
- Thanggam MRT
- Kupang MRT
- North Vista Primary School
- North Vista Secondary School
- Fernvale Primary School
Nearby MRT Stations
GERALD GARDENS is 530m from Fernvale MRT (Sengkang LRT), with 5 stations within 1.5 km.
Nearby Schools
There are 9 schools within 2 km of GERALD GARDENS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 610m |
| North Vista Secondary School | Secondary | 610m |
| Fernvale Primary School | Primary | 670m |
| Chongfu School | Primary | 970m |
| Presbyterian High School | Secondary | 1.3 km |
| Townsville Primary School | Primary | 1.6 km |
| Nan Chiau Primary School | Primary | 1.7 km |
| Anchor Green Primary School | Primary | 1.8 km |
| Sengkang Secondary School | Secondary | 1.9 km |
Walking-distance MRT. Fernvale is about 0.53km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. North Vista Primary School sits about 0.61km 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.
Lease tenor below 75 years. With roughly 63 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 5 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": "green",
"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: GERALD GARDENS 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. 5 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 GERALD GARDENS?
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Is GERALD GARDENS freehold or leasehold?
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What is the tenure of GERALD GARDENS?
How does GERALD GARDENS 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: 5 transactions analysed
- Rental data: 6 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 GERALD GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.