HORIZON GARDENS is a 68-year balance leasehold development along ANG MO KIO AVENUE 2 in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 270 units and is TOP 2002.
This profile draws on 28 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 24 years from TOP, HORIZON GARDENS 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 HORIZON 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 28 sales and 60 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HORIZON GARDENS dashboard.
- Average sale price: $2,502,135 across 28 transactions
- Estimated gross rental yield: 3.0%
- District 20 PSF ranking: Value tier (top 97%)
- 99 yrs lease commencing from 1995 · OCR · D20 · 270 units
About HORIZON GARDENS
HORIZON GARDENS is a 99 yrs lease commencing from 1995 condominium, located at ANG MO KIO AVENUE 2 in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by ALLGREEN PROPERTIES PTE LTD, comprising 270 residential units, completed in 2002.
With approximately 68 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
HORIZON GARDENS has recorded 28 sale transactions with an average transaction price of $2,502,135, ranging from $1,938,000 to $2,930,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $691 psf | $2,007,600 | — |
| 2022 | 3 | $761 psf | $2,240,000 | ↑ 10.2% |
| 2023 | 5 | $852 psf | $2,578,000 | ↑ 11.9% |
| 2024 | 9 | $881 psf | $2,649,432 | ↑ 3.4% |
| 2025 | 6 | $950 psf | $2,761,148 | ↑ 7.9% |
HORIZON GARDENS ranks in the top 97% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, HORIZON GARDENS trades 45.6% below the segment benchmark.
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Rental Market Overview
HORIZON GARDENS has recorded 60 rental transactions with monthly rents averaging $6,281/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 60 | $6,281/mo | $4,000/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $4,713/mo |
| 2022 | 17 | $5,979/mo |
| 2023 | 9 | $6,978/mo |
| 2024 | 11 | $7,218/mo |
| 2025 | 9 | $6,961/mo |
| 2026 | 2 | $6,900/mo |
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Investment Analysis
Based on average rents and sale prices, HORIZON GARDENS delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
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 HORIZON GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HORIZON GARDENS
- Mayflower MRT
- Lentor MRT
- Yio Chu Kang MRT
- Mayflower Primary School
- Ang Mo Kio Secondary School
- Ang Mo Kio Primary School
Nearby MRT Stations
HORIZON GARDENS is 700m from Mayflower MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mayflower | TE6 | Thomson-East Coast Line | 700m |
| Lentor | TE5 | Thomson-East Coast Line | 750m |
| Yio Chu Kang | NS15 | North-South Line | 1.1 km |
Nearby Schools
There are 13 schools within 2 km of HORIZON GARDENS, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Mayflower Primary School | Primary | 450m |
| Ang Mo Kio Secondary School | Secondary | 710m |
| Ang Mo Kio Primary School | Primary | 750m |
| Jing Shan Primary School | Primary | 760m |
| Peirce Secondary School | Secondary | 820m |
| Yio Chu Kang Primary School | Primary | 870m |
| Yio Chu Kang Secondary School | Secondary | 930m |
| Singapore American School | International | 1.2 km |
| Chong Boon Secondary School | Secondary | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.5 km |
| Nanyang Polytechnic | Tertiary | 1.5 km |
| Anderson Primary School | Primary | 1.6 km |
Walking-distance MRT. Mayflower is about 0.70km — 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.
Solid facilities scale. 270 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. Mayflower Primary School sits about 0.45km 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 tenor below 75 years. With roughly 68 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.
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: HORIZON 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. 28 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
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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: 28 transactions analysed
- Rental data: 60 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 HORIZON GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.