PASIR PANJANG GARDENS is a freehold development along JALAN MAS KUNING in District 5 (West Coast / Clementi), part of the OCR segment of Singapore's private residential market. The project comprises 122 units and is TOP 1985.
This profile draws on 16 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 5 (West Coast / Clementi), the immediate context for PASIR PANJANG 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 16 sales and 61 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PASIR PANJANG GARDENS dashboard.
- Average sale price: $3,770,368 across 16 transactions
- Estimated gross rental yield: 1.5%
- District 5 PSF ranking: Premium tier (top 9%)
- Freehold tenure · OCR · D5 · 122 units
About PASIR PANJANG GARDENS
PASIR PANJANG GARDENS is a freehold condominium, located at JALAN MAS KUNING in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), developed by BAHTRA DEVELOPMENT PTE LTD, comprising 122 residential units, completed in 1985.
As a freehold property, PASIR PANJANG GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PASIR PANJANG GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 11 | $2,245 psf | $3,574,626 |
| 5+ BR | 5 | $1,858 psf | $4,201,000 |
Sales Market Overview
PASIR PANJANG GARDENS has recorded 16 sale transactions with an average transaction price of $3,770,368, ranging from $2,880,000 to $4,600,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,686 psf | $3,480,000 | — |
| 2022 | 3 | $1,786 psf | $3,460,000 | ↑ 6.0% |
| 2023 | 2 | $1,985 psf | $3,650,000 | ↑ 11.2% |
| 2024 | 5 | $2,319 psf | $3,923,600 | ↑ 16.8% |
| 2025 | 2 | $2,123 psf | $4,073,944 | ↓ 8.5% |
| 2026 | 3 | $2,377 psf | $3,800,000 | ↑ 12.0% |
PASIR PANJANG GARDENS ranks in the top 9% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, PASIR PANJANG GARDENS trades 37.1% above the segment benchmark.
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Rental Market Overview
PASIR PANJANG GARDENS has recorded 61 rental transactions with monthly rents averaging $4,680/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 61 | $4,680/mo | $1,600/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $3,464/mo |
| 2022 | 14 | $4,421/mo |
| 2023 | 10 | $5,180/mo |
| 2024 | 15 | $5,233/mo |
| 2025 | 11 | $5,018/mo |
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Investment Analysis
Based on average rents and sale prices, PASIR PANJANG GARDENS delivers an estimated gross rental yield of 1.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows PASIR PANJANG GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PASIR PANJANG GARDENS
- Clementi MRT
- Clementi Town Secondary School
- Clementi Primary School
- NUS High School of Mathematics and Science
Nearby MRT Stations
PASIR PANJANG GARDENS is 780m from Clementi MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Clementi | EW23 | East-West Line | 780m |
Nearby Schools
There are 13 schools within 2 km of PASIR PANJANG GARDENS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | Secondary | 760m |
| Clementi Primary School | Primary | 880m |
| NUS High School of Mathematics and Science | Jc | 930m |
| Kent Ridge Secondary School | Secondary | 980m |
| Pei Tong Primary School | Primary | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Nan Hua Primary School | Primary | 1.5 km |
| Singapore Polytechnic | Tertiary | 1.5 km |
| Qifa Primary School | Primary | 1.7 km |
| One World International School (Nanyang) | International | 1.8 km |
| National University of Singapore | Tertiary | 1.9 km |
| United World College of South East Asia (Dover) | International | 1.9 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. Clementi is about 0.78km — 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. Clementi Town Secondary School sits about 0.76km 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 16 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": "amber",
"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: PASIR PANJANG 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. 16 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 PASIR PANJANG GARDENS?
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Is PASIR PANJANG GARDENS freehold or leasehold?
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What is the tenure of PASIR PANJANG GARDENS?
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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: 16 transactions analysed
- Rental data: 61 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 PASIR PANJANG GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.