LI TONG GARDENS is a freehold development along LORONG G TELOK KURAU in District 15 (Katong / Joo Chiat), part of the OCR 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 15 (Katong / Joo Chiat), the immediate context for LI TONG 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 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LI TONG GARDENS dashboard.
- Average sale price: $4,054,000 across 4 transactions
- District 15 PSF ranking: Premium tier (top 23%)
- Freehold tenure · OCR · D15
About LI TONG GARDENS
LI TONG GARDENS is a freehold condominium, located at LORONG G TELOK KURAU in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region).
As a freehold property, LI TONG GARDENS does not face lease decay concerns.
Sales Market Overview
LI TONG GARDENS has recorded 4 sale transactions with an average transaction price of $4,054,000, ranging from $3,536,000 to $4,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,679 psf | $3,536,000 | — |
| 2024 | 2 | $1,806 psf | $4,200,000 | ↑ 7.6% |
| 2025 | 1 | $2,027 psf | $4,280,000 | ↑ 12.2% |
LI TONG GARDENS ranks in the top 23% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, LI TONG GARDENS trades 18% above the segment benchmark.
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Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows LI TONG GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LI TONG GARDENS
- Kembangan MRT
- Eunos MRT
- Marine Terrace MRT
- Telok Kurau Primary School
- Chung Cheng High School (Main)
- Canossa Catholic Primary School
Nearby MRT Stations
LI TONG GARDENS is 310m from Kembangan MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 310m |
| Eunos | EW7 | East-West Line | 1.1 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of LI TONG GARDENS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 590m |
| Chung Cheng High School (Main) | Secondary | 1.2 km |
| Canossa Catholic Primary School | Primary | 1.3 km |
| East Coast Primary School | Primary | 1.5 km |
| Global Indian International School (GIIS East Coast) | International | 1.5 km |
| Tanjong Katong Girls' School | Secondary | 1.7 km |
| Canadian International School (Tanjong Katong) | International | 1.7 km |
| Temasek Junior College | Jc | 1.8 km |
| Broadrick Secondary School | Secondary | 1.8 km |
| EtonHouse International School (Broadrick) | International | 1.8 km |
| Temasek Primary School | Primary | 1.9 km |
| CHIJ (Katong) Primary | Primary | 2.0 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.
Genuine walk-to-MRT access. Kembangan sits about 0.31km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Telok Kurau Primary School sits about 0.59km 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: LI TONG 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. 4 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 LI TONG GARDENS?
What is the rental yield for LI TONG GARDENS?
Is LI TONG GARDENS freehold or leasehold?
How far is the nearest MRT from LI TONG GARDENS?
What is the tenure of LI TONG GARDENS?
How does LI TONG GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of LI TONG 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
- 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 LI TONG GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.