GILLENIA is a 82-year balance leasehold development along ROSYTH ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 2009.
This profile draws on 7 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.
At roughly 17 years from TOP, GILLENIA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for GILLENIA 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 7 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GILLENIA dashboard.
- Average sale price: $1,253,286 across 7 transactions
- Estimated gross rental yield: 3.2%
- District 19 PSF ranking: Mid-range (top 74%)
- 999 yrs lease commencing from 1886 · OCR · D19 · 16 units
About GILLENIA
GILLENIA is a 999 yrs lease commencing from 1886 condominium, located at ROSYTH ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by TIONG AIK DEVELOPMENT PTE LTD, comprising 16 residential units, completed in 2009.
With approximately 82 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 GILLENIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,096 psf | $967,500 |
| 3 BR | 5 | $1,215 psf | $1,367,600 |
Sales Market Overview
GILLENIA has recorded 7 sale transactions with an average transaction price of $1,253,286, ranging from $935,000 to $1,540,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,057 psf | $1,067,500 | — |
| 2023 | 3 | $1,137 psf | $1,189,333 | ↑ 7.6% |
| 2024 | 1 | $1,350 psf | $1,540,000 | ↑ 18.7% |
| 2026 | 1 | $1,394 psf | $1,530,000 | ↑ 3.2% |
GILLENIA ranks in the top 74% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, GILLENIA trades 23.8% below the segment benchmark.
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Rental Market Overview
GILLENIA has recorded 4 rental transactions with monthly rents averaging $3,345/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 2 | $3,290/mo | $3,200/mo | $3,380/mo |
| 3 BR | 2 | $3,400/mo | $2,950/mo | $3,850/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $2,950/mo |
| 2024 | 1 | $3,380/mo |
| 2025 | 2 | $3,525/mo |
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Investment Analysis
Based on average rents and sale prices, GILLENIA delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
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 GILLENIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GILLENIA
- Kovan MRT
- Xinmin Secondary School
- Xinmin Primary School
- Yangzheng Primary School
Nearby MRT Stations
GILLENIA is 760m from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 760m |
Nearby Schools
There are 21 schools within 2 km of GILLENIA, including 13 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 260m |
| Xinmin Primary School | Primary | 370m |
| Yangzheng Primary School | Primary | 420m |
| Rosyth School | Primary | 690m |
| Holy Innocents' High School | Secondary | 740m |
| Serangoon Secondary School | Secondary | 790m |
| Xinghua Primary School | Primary | 820m |
| Holy Innocents' Primary School | Primary | 830m |
| Cedar Primary School | Primary | 880m |
| Cedar Girls' Secondary School | Secondary | 940m |
| St. Gabriel's Primary School | Primary | 950m |
| Zhonghua Primary School | Primary | 1.0 km |
Adequate lease horizon. Around 82 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Kovan is about 0.76km — 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.
Boutique character. With 16 units, GILLENIA 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. Xinmin Secondary School sits about 0.26km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 7 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": "amber",
"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: GILLENIA 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. 7 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 GILLENIA?
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Is GILLENIA freehold or leasehold?
How far is the nearest MRT from GILLENIA?
What is the tenure of GILLENIA?
How does GILLENIA compare to other projects in the district?
What stamp duty applies for a foreign buyer of GILLENIA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 4 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 GILLENIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.