GREENDALE COURT is a freehold development along GREENDALE 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 1 recorded transaction from URA 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 GREENDALE COURT 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 1 sale and 3 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GREENDALE COURT dashboard.
- Average sale price: $2,500,000 across 1 transaction
- Estimated gross rental yield: 2.0%
- District 11 PSF ranking: Value tier (top 86%)
- Freehold tenure · CCR · D11
About GREENDALE COURT
GREENDALE COURT is a freehold condominium, located at GREENDALE AVENUE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region).
As a freehold property, GREENDALE COURT does not face lease decay concerns.
Sales Market Overview
GREENDALE COURT has recorded 1 sale transaction with an average transaction price of $2,500,000, ranging from $2,500,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,335 psf | $2,500,000 | — |
GREENDALE COURT ranks in the top 86% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, GREENDALE COURT trades 45.5% below the segment benchmark.
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Rental Market Overview
GREENDALE COURT has recorded 3 rental transactions with monthly rents averaging $4,200/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3 | $4,200/mo | $2,900/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $2,900/mo |
| 2022 | 1 | $5,200/mo |
| 2026 | 1 | $4,500/mo |
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Investment Analysis
Based on average rents and sale prices, GREENDALE COURT delivers an estimated gross rental yield of 2.0%. 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 | $1,974 psf | 93 |
| 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 GREENDALE COURT (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GREENDALE COURT
- Tan Kah Kee MRT
- Sixth Avenue MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Chatsworth International School (Bukit Timah)
- National Junior College
- National Junior College
Nearby MRT Stations
GREENDALE COURT is 660m from Tan Kah Kee MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 660m |
| Sixth Avenue | DT7 | Downtown Line | 1.1 km |
| Botanic Gardens | CC19 | Circle Line | 1.4 km |
| Botanic Gardens | DT9 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of GREENDALE COURT, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | International | 150m |
| National Junior College | Secondary | 540m |
| National Junior College | Jc | 540m |
| Hollandse School | International | 880m |
| Lycee Francais de Singapour | International | 1.0 km |
| German European School Singapore | International | 1.2 km |
| SJI International School | International | 1.4 km |
| Hwa Chong International School | International | 1.6 km |
| Hwa Chong Institution | Secondary | 1.6 km |
| Hwa Chong Institution (JC) | Jc | 1.6 km |
| Raffles Girls' Primary School | Primary | 1.6 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. Tan Kah Kee is about 0.66km — 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. Chatsworth International School (Bukit Timah) sits about 0.15km 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 1 recorded sale, 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: GREENDALE COURT 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. 1 transaction in URA provides 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 GREENDALE COURT?
What is the rental yield for GREENDALE COURT?
Is GREENDALE COURT freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 1 transaction analysed
- 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 GREENDALE COURT
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing GREENDALE COURT against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (1.1 km away), an upgrader gap of about $1,650,000