LAUW & SONS GARDEN is a freehold development along BINCHANG RISE 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 TOP 2021.
This profile draws on 14 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 5 years from TOP, LAUW & SONS GARDEN is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for LAUW & SONS GARDEN 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 14 sales and 36 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAUW & SONS GARDEN dashboard.
- Average sale price: $6,708,270 across 14 transactions
- Estimated gross rental yield: 1.6%
- District 20 PSF ranking: Premium tier (top 9%)
- Freehold tenure · RCR · D20
About LAUW & SONS GARDEN
LAUW & SONS GARDEN is a freehold condominium, located at BINCHANG RISE in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), completed in 2021.
As a freehold property, LAUW & SONS GARDEN does not face lease decay concerns.
Sales Market Overview
LAUW & SONS GARDEN has recorded 14 sale transactions with an average transaction price of $6,708,270, ranging from $4,200,000 to $11,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,978 psf | $5,077,200 | — |
| 2022 | 2 | $2,491 psf | $6,755,444 | ↑ 26.0% |
| 2024 | 3 | $2,391 psf | $6,776,667 | ↓ 4.0% |
| 2025 | 3 | $2,056 psf | $8,896,296 | ↓ 14.0% |
| 2026 | 1 | $2,095 psf | $8,000,000 | ↑ 1.9% |
LAUW & SONS GARDEN ranks in the top 9% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, LAUW & SONS GARDEN trades 5.8% above the segment benchmark.
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Rental Market Overview
LAUW & SONS GARDEN has recorded 36 rental transactions with monthly rents averaging $9,119/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 36 | $9,119/mo | $2,500/mo | $17,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $6,143/mo |
| 2022 | 5 | $9,640/mo |
| 2023 | 6 | $10,267/mo |
| 2024 | 8 | $10,750/mo |
| 2025 | 8 | $8,738/mo |
| 2026 | 2 | $9,796/mo |
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Investment Analysis
Based on average rents and sale prices, LAUW & SONS GARDEN delivers an estimated gross rental yield of 1.6%. 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 |
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.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 14 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": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LAUW & SONS GARDEN sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 14 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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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Is LAUW & SONS GARDEN freehold or leasehold?
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How does LAUW & SONS GARDEN 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: 14 transactions analysed
- Rental data: 36 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 LAUW & SONS GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.