NEW SOO CHOW GARDENS is a freehold development along JALAN LEMBAH THOMSON 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 NEW SOO CHOW 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 16 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NEW SOO CHOW GARDENS dashboard.
- Average sale price: $4,290,000 across 4 transactions
- Estimated gross rental yield: 1.7%
- District 20 PSF ranking: Premium tier (top 8%)
- Freehold tenure · RCR · D20
About NEW SOO CHOW GARDENS
NEW SOO CHOW GARDENS is a freehold condominium, located at JALAN LEMBAH THOMSON in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region).
As a freehold property, NEW SOO CHOW GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NEW SOO CHOW GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $2,477 psf | $4,505,000 |
| 5+ BR | 2 | $1,869 psf | $4,075,000 |
Sales Market Overview
NEW SOO CHOW GARDENS has recorded 4 sale transactions with an average transaction price of $4,290,000, ranging from $3,550,000 to $4,960,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,869 psf | $4,075,000 | — |
| 2023 | 1 | $2,225 psf | $4,050,000 | ↑ 19.0% |
| 2026 | 1 | $2,728 psf | $4,960,000 | ↑ 22.6% |
NEW SOO CHOW GARDENS ranks in the top 8% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, NEW SOO CHOW GARDENS trades 6.2% above the segment benchmark.
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Rental Market Overview
NEW SOO CHOW GARDENS has recorded 16 rental transactions with monthly rents averaging $6,231/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 16 | $6,231/mo | $4,350/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 5 | $5,690/mo |
| 2023 | 4 | $6,275/mo |
| 2024 | 3 | $6,433/mo |
| 2025 | 4 | $6,713/mo |
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Investment Analysis
Based on average rents and sale prices, NEW SOO CHOW GARDENS delivers an estimated gross rental yield of 1.7%. 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 NEW SOO CHOW GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NEW SOO CHOW GARDENS
- Upper Thomson MRT
- Bukit Brown MRT
- Marymount MRT
- Bright Hill MRT
- Bishan Park Secondary School
- Swiss Cottage Secondary School
- Zhangde Primary School
Nearby MRT Stations
NEW SOO CHOW GARDENS is 370m from Upper Thomson MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Thomson | TE8 | Thomson-East Coast Line | 370m |
| Bukit Brown | CC18 | Circle Line | 870m |
| Marymount | CC16 | Circle Line | 960m |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 23 schools within 2 km of NEW SOO CHOW GARDENS, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bishan Park Secondary School | Secondary | 540m |
| Swiss Cottage Secondary School | Secondary | 580m |
| Zhangde Primary School | Primary | 600m |
| CHIJ Our Lady of Good Counsel | Primary | 650m |
| Ngee Ann Primary School | Primary | 690m |
| Marymount Convent School | Primary | 700m |
| Ngee Ann Secondary School | Secondary | 760m |
| Millennia Institute | Jc | 930m |
| Raffles Institution | Secondary | 970m |
| Raffles Institution (JC) | Jc | 970m |
| EtonHouse International School (Thomson) | International | 1.2 km |
| Eunoia Junior College | Jc | 1.2 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. Upper Thomson sits about 0.37km 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. Bishan Park Secondary School sits about 0.54km 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: NEW SOO CHOW 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 NEW SOO CHOW GARDENS?
What is the rental yield for NEW SOO CHOW GARDENS?
Is NEW SOO CHOW GARDENS freehold or leasehold?
How far is the nearest MRT from NEW SOO CHOW GARDENS?
What is the tenure of NEW SOO CHOW GARDENS?
How does NEW SOO CHOW GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of NEW SOO CHOW 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: 16 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 NEW SOO CHOW GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.