GOLDENHILL PARK CONDOMINIUM is a freehold development along MEI HWAN DRIVE in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 390 units and is TOP 2004.
This profile draws on 31 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 22 years from TOP, GOLDENHILL PARK CONDOMINIUM 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 20 (Ang Mo Kio / Bishan), the immediate context for GOLDENHILL PARK CONDOMINIUM 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 31 sales and 402 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GOLDENHILL PARK CONDOMINIUM dashboard.
- Average sale price: $2,725,103 across 31 transactions
- Estimated gross rental yield: 2.3%
- District 20 PSF ranking: Premium tier (top 22%)
- Freehold tenure · OCR · D20 · 390 units
About GOLDENHILL PARK CONDOMINIUM
GOLDENHILL PARK CONDOMINIUM is a freehold condominium, located at MEI HWAN DRIVE in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by CITY DEVELOPMENTS LTD, comprising 390 residential units, completed in 2004.
As a freehold property, GOLDENHILL PARK CONDOMINIUM does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GOLDENHILL PARK CONDOMINIUM:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $2,026 psf | $1,885,000 |
| 3 BR | 18 | $1,975 psf | $2,616,566 |
| 4 BR | 7 | $1,988 psf | $3,074,286 |
| 5+ BR | 2 | $1,421 psf | $4,160,000 |
Sales Market Overview
GOLDENHILL PARK CONDOMINIUM has recorded 31 sale transactions with an average transaction price of $2,725,103, ranging from $1,520,000 to $4,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,606 psf | $2,386,056 | — |
| 2022 | 6 | $1,809 psf | $2,920,148 | ↑ 12.6% |
| 2023 | 3 | $1,963 psf | $2,606,267 | ↑ 8.5% |
| 2024 | 6 | $2,185 psf | $2,546,667 | ↑ 11.3% |
| 2025 | 6 | $2,264 psf | $3,180,667 | ↑ 3.6% |
| 2026 | 1 | $2,513 psf | $3,300,000 | ↑ 11.0% |
GOLDENHILL PARK CONDOMINIUM ranks in the top 22% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, GOLDENHILL PARK CONDOMINIUM trades 25.7% above the segment benchmark.
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Rental Market Overview
GOLDENHILL PARK CONDOMINIUM has recorded 402 rental transactions with monthly rents averaging $5,267/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 54 | $3,939/mo | $2,700/mo | $5,750/mo |
| 3 BR | 270 | $5,190/mo | $3,500/mo | $7,200/mo |
| 4 BR | 78 | $6,450/mo | $3,950/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 77 | $4,182/mo |
| 2022 | 80 | $4,519/mo |
| 2023 | 79 | $5,774/mo |
| 2024 | 70 | $5,754/mo |
| 2025 | 76 | $5,966/mo |
| 2026 | 20 | $6,065/mo |
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Investment Analysis
Based on average rents and sale prices, GOLDENHILL PARK CONDOMINIUM delivers an estimated gross rental yield of 2.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows GOLDENHILL PARK CONDOMINIUM (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GOLDENHILL PARK CONDOMINIUM
- Lorong Chuan MRT
- Serangoon MRT
- Serangoon MRT
- Bishan MRT
- Bishan MRT
- Maris Stella High School (Primary)
- Maris Stella High School
- Bowen Secondary School
Nearby MRT Stations
GOLDENHILL PARK CONDOMINIUM is 220m from Lorong Chuan MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 220m |
| Serangoon | NE12 | North-East Line | 1.3 km |
| Serangoon | CC13 | Circle Line | 1.3 km |
| Bishan | NS17 | North-South Line | 1.5 km |
| Bishan | CC15 | Circle Line | 1.5 km |
Nearby Schools
There are 20 schools within 2 km of GOLDENHILL PARK CONDOMINIUM, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 630m |
| Maris Stella High School | Secondary | 630m |
| Bowen Secondary School | Secondary | 1.2 km |
| Yuying Secondary School | Secondary | 1.3 km |
| Ai Tong School | Primary | 1.3 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Serangoon Garden Secondary School | Secondary | 1.5 km |
| Cedar Primary School | Primary | 1.5 km |
| Cedar Girls' Secondary School | Secondary | 1.5 km |
| Guangyang Secondary School | Secondary | 1.5 km |
| De La Salle School | Primary | 1.8 km |
| Catholic High School (Primary) | Primary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Lorong Chuan sits about 0.22km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Solid facilities scale. 390 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Maris Stella High School (Primary) sits about 0.63km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GOLDENHILL PARK CONDOMINIUM combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 31 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 GOLDENHILL PARK CONDOMINIUM?
What is the rental yield for GOLDENHILL PARK CONDOMINIUM?
Is GOLDENHILL PARK CONDOMINIUM freehold or leasehold?
How far is the nearest MRT from GOLDENHILL PARK CONDOMINIUM?
What is the tenure of GOLDENHILL PARK CONDOMINIUM?
How does GOLDENHILL PARK CONDOMINIUM compare to other projects in the district?
What stamp duty applies for a foreign buyer of GOLDENHILL PARK CONDOMINIUM?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 31 transactions analysed
- Rental data: 402 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 GOLDENHILL PARK CONDOMINIUM
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.