MUN WAH GARDEN is a freehold development along TUNG PO AVENUE in District 26 (Mandai / Upper Thomson), 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 5 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 26 (Mandai / Upper Thomson), the immediate context for MUN WAH 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 5 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MUN WAH GARDEN dashboard.
- Average sale price: $5,923,778 across 5 transactions
- Estimated gross rental yield: 1.5%
- District 26 PSF ranking: Mid-range (top 55%)
- Freehold tenure · OCR · D26
About MUN WAH GARDEN
MUN WAH GARDEN is a freehold condominium, located at TUNG PO AVENUE in District 26 (Upper Thomson, Springleaf) (Outside Central Region).
As a freehold property, MUN WAH GARDEN does not face lease decay concerns.
Sales Market Overview
MUN WAH GARDEN has recorded 5 sale transactions with an average transaction price of $5,923,778, ranging from $4,100,000 to $8,038,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,382 psf | $5,360,000 | — |
| 2022 | 1 | $1,266 psf | $5,500,000 | ↓ 8.4% |
| 2026 | 1 | $1,970 psf | $8,038,888 | ↑ 55.6% |
MUN WAH GARDEN ranks in the top 55% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, MUN WAH GARDEN trades 4.7% below the segment benchmark.
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Rental Market Overview
MUN WAH GARDEN has recorded 6 rental transactions with monthly rents averaging $7,483/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $7,483/mo | $5,800/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $5,800/mo |
| 2023 | 1 | $8,800/mo |
| 2024 | 1 | $7,800/mo |
| 2025 | 2 | $7,250/mo |
| 2026 | 1 | $8,000/mo |
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Investment Analysis
Based on average rents and sale prices, MUN WAH GARDEN delivers an estimated gross rental yield of 1.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows MUN WAH GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MUN WAH GARDEN
- Lentor MRT
- Mayflower MRT
- Yio Chu Kang MRT
- Singapore American School
- Mayflower Primary School
- Jing Shan Primary School
Nearby MRT Stations
MUN WAH GARDEN is 600m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 600m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.2 km |
| Yio Chu Kang | NS15 | North-South Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of MUN WAH GARDEN, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 610m |
| Mayflower Primary School | Primary | 980m |
| Jing Shan Primary School | Primary | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.3 km |
| Peirce Secondary School | Secondary | 1.3 km |
| Ang Mo Kio Primary School | Primary | 1.3 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
| Chong Boon Secondary School | Secondary | 1.8 km |
| Nanyang Polytechnic | Tertiary | 1.9 km |
| Institute of Technical Education (College Central) | Tertiary | 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.
Walking-distance MRT. Lentor is about 0.60km — 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. Singapore American School sits about 0.61km 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 5 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: MUN WAH GARDEN 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. 5 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 MUN WAH GARDEN?
What is the rental yield for MUN WAH GARDEN?
Is MUN WAH GARDEN freehold or leasehold?
How far is the nearest MRT from MUN WAH GARDEN?
What is the tenure of MUN WAH GARDEN?
How does MUN WAH GARDEN compare to other projects in the district?
What stamp duty applies for a foreign buyer of MUN WAH GARDEN?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions analysed
- Rental data: 6 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 MUN WAH GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.