ISLAND GARDENS is a freehold development along ISLAND GARDENS WALK in District 20 (Ang Mo Kio / Bishan), part of the RCR 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 4 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 20 (Ang Mo Kio / Bishan), the immediate context for ISLAND 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 4 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ISLAND GARDENS dashboard.
- Average sale price: $4,294,500 across 4 transactions
- Estimated gross rental yield: 1.2%
- District 20 PSF ranking: Premium tier (top 15%)
- Freehold tenure · RCR · D20
About ISLAND GARDENS
ISLAND GARDENS is a freehold condominium, located at ISLAND GARDENS WALK in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region).
As a freehold property, ISLAND GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ISLAND GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,278 psf | $4,200,000 |
| 5+ BR | 3 | $1,950 psf | $4,326,000 |
Sales Market Overview
ISLAND GARDENS has recorded 4 sale transactions with an average transaction price of $4,294,500, ranging from $3,200,000 to $5,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,496 psf | $3,200,000 | — |
| 2023 | 1 | $2,278 psf | $4,200,000 | ↑ 52.2% |
| 2024 | 1 | $2,036 psf | $4,728,000 | ↓ 10.6% |
| 2026 | 1 | $2,318 psf | $5,050,000 | ↑ 13.8% |
ISLAND GARDENS ranks in the top 15% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, ISLAND GARDENS trades 0.7% below the segment benchmark.
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Rental Market Overview
ISLAND GARDENS has recorded 4 rental transactions with monthly rents averaging $4,225/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $4,225/mo | $2,900/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $3,850/mo |
| 2022 | 1 | $4,200/mo |
| 2024 | 1 | $5,000/mo |
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Investment Analysis
Based on average rents and sale prices, ISLAND GARDENS delivers an estimated gross rental yield of 1.2%. 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 ISLAND GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ISLAND GARDENS
- Bright Hill MRT
- Upper Thomson MRT
- Mayflower MRT
- Peirce Secondary School
- Jing Shan Primary School
- CHIJ Our Lady of Good Counsel
Nearby MRT Stations
ISLAND GARDENS is 530m from Bright Hill MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bright Hill | TE7 | Thomson-East Coast Line | 530m |
| Upper Thomson | TE8 | Thomson-East Coast Line | 1.0 km |
| Mayflower | TE6 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of ISLAND GARDENS.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 1.2 km |
| Jing Shan Primary School | Primary | 1.3 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.5 km |
| EtonHouse International School (Thomson) | International | 1.5 km |
| Swiss Cottage Secondary School | Secondary | 1.5 km |
| Mayflower Primary School | Primary | 1.6 km |
| Bishan Park Secondary School | Secondary | 1.6 km |
| Marymount Convent School | Primary | 1.7 km |
| Ang Mo Kio Secondary School | Secondary | 1.7 km |
| Ang Mo Kio Primary School | Primary | 1.7 km |
| Zhangde Primary School | Primary | 1.7 km |
| Ngee Ann Primary School | Primary | 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. Bright Hill is about 0.53km — 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. Peirce Secondary School sits about 1.22km 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 4 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": "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: ISLAND GARDENS 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. 4 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 ISLAND GARDENS?
What is the rental yield for ISLAND GARDENS?
Is ISLAND GARDENS freehold or leasehold?
How far is the nearest MRT from ISLAND GARDENS?
What is the tenure of ISLAND GARDENS?
How does ISLAND GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of ISLAND GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 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 ISLAND GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.