GOLDHILL GARDENS is a freehold development along GOLDHILL AVENUE in District 11 (Newton / Novena), part of the CCR 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 8 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 11 (Newton / Novena), the immediate context for GOLDHILL 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 8 sales and 27 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GOLDHILL GARDENS dashboard.
- Average sale price: $7,112,500 across 8 transactions
- Estimated gross rental yield: 1.6%
- District 11 PSF ranking: Premium tier (top 14%)
- Freehold tenure · CCR · D11
About GOLDHILL GARDENS
GOLDHILL GARDENS is a freehold condominium, located at GOLDHILL AVENUE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region).
As a freehold property, GOLDHILL GARDENS does not face lease decay concerns.
Sales Market Overview
GOLDHILL GARDENS has recorded 8 sale transactions with an average transaction price of $7,112,500, ranging from $5,100,000 to $10,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $2,180 psf | $7,550,000 | — |
| 2022 | 4 | $2,364 psf | $6,670,000 | ↑ 8.5% |
| 2023 | 1 | $2,471 psf | $5,870,000 | ↑ 4.5% |
| 2025 | 1 | $2,356 psf | $9,250,000 | ↓ 4.7% |
GOLDHILL GARDENS ranks in the top 14% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, GOLDHILL GARDENS trades 4.8% below the segment benchmark.
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Rental Market Overview
GOLDHILL GARDENS has recorded 27 rental transactions with monthly rents averaging $9,265/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 27 | $9,265/mo | $5,300/mo | $16,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 8 | $7,513/mo |
| 2022 | 3 | $8,067/mo |
| 2023 | 6 | $11,050/mo |
| 2024 | 6 | $9,350/mo |
| 2025 | 3 | $11,400/mo |
| 2026 | 1 | $9,250/mo |
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Investment Analysis
Based on average rents and sale prices, GOLDHILL 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 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows GOLDHILL GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GOLDHILL GARDENS
- Stevens MRT
- Stevens MRT
- Mount Pleasant MRT
- Newton MRT
- Newton MRT
- St. Joseph'
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
Nearby MRT Stations
GOLDHILL GARDENS is 790m from Stevens MRT (Downtown Line), with 6 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of GOLDHILL GARDENS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 550m |
| Singapore Chinese Girls' School (Primary) | Primary | 560m |
| Anglo-Chinese School (Primary) | Primary | 570m |
| New Town Primary School | Primary | 1.1 km |
| ISS International School (Preston) | International | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| ISS International School (Paterson) | International | 1.3 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| St. Margaret's Secondary School | Secondary | 1.5 km |
| Nanyang Girls' High School | Secondary | 1.5 km |
| Nanyang Primary School | Primary | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.7 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.
Walking-distance MRT. Stevens is about 0.79km — 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. St. Joseph's Institution sits about 0.55km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 8 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.
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: GOLDHILL GARDENS hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 8 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 GOLDHILL GARDENS?
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Is GOLDHILL GARDENS freehold or leasehold?
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What is the tenure of GOLDHILL GARDENS?
How does GOLDHILL 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: 8 transactions analysed
- Rental data: 27 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 GOLDHILL GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.