PAYA LEBAR GARDENS is a freehold development along JALAN USAHA in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is TOP 2026.
This profile draws on 13 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 0 years from TOP, PAYA LEBAR GARDENS is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for PAYA LEBAR 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 13 sales and 9 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PAYA LEBAR GARDENS dashboard.
- Average sale price: $3,572,068 across 13 transactions
- Estimated gross rental yield: 1.9%
- District 19 PSF ranking: Premium tier (top 1%)
- Freehold tenure · OCR · D19
About PAYA LEBAR GARDENS
PAYA LEBAR GARDENS is a freehold condominium, located at JALAN USAHA in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), completed in 2026.
As a freehold property, PAYA LEBAR GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PAYA LEBAR GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,650 psf | $3,417,815 |
| 4 BR | 7 | $2,182 psf | $3,704,286 |
Sales Market Overview
PAYA LEBAR GARDENS has recorded 13 sale transactions with an average transaction price of $3,572,068, ranging from $2,718,000 to $5,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,780 psf | $3,050,000 | — |
| 2023 | 3 | $2,274 psf | $3,134,333 | ↑ 27.7% |
| 2024 | 6 | $2,423 psf | $3,688,981 | ↑ 6.6% |
| 2025 | 1 | $2,501 psf | $4,000,000 | ↑ 3.2% |
| 2026 | 1 | $3,754 psf | $4,800,000 | ↑ 50.1% |
PAYA LEBAR GARDENS ranks in the top 1% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PAYA LEBAR GARDENS trades 54.7% above the segment benchmark.
Loading chart data...
Rental Market Overview
PAYA LEBAR GARDENS has recorded 9 rental transactions with monthly rents averaging $5,550/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 9 | $5,550/mo | $2,800/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $3,000/mo |
| 2022 | 1 | $6,500/mo |
| 2023 | 2 | $4,300/mo |
| 2024 | 1 | $12,000/mo |
| 2025 | 2 | $5,675/mo |
| 2026 | 1 | $5,500/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PAYA LEBAR GARDENS delivers an estimated gross rental yield of 1.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows PAYA LEBAR GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PAYA LEBAR GARDENS
- Bartley MRT
- Tai Seng MRT
- Serangoon MRT
- Serangoon MRT
- Bartley Secondary School
- Red Swastika School
- Zhonghua Secondary School
Nearby MRT Stations
PAYA LEBAR GARDENS is 480m from Bartley MRT (Circle Line), with 4 stations within 1.5 km.
Nearby Schools
There are 16 schools within 2 km of PAYA LEBAR GARDENS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 760m |
| Red Swastika School | Primary | 1.0 km |
| Zhonghua Secondary School | Secondary | 1.0 km |
| Zhonghua Primary School | Primary | 1.1 km |
| Montfort Junior School | Primary | 1.3 km |
| Cedar Girls' Secondary School | Secondary | 1.4 km |
| Montfort Secondary School | Secondary | 1.4 km |
| Cedar Primary School | Primary | 1.5 km |
| St. Gabriel's Primary School | Primary | 1.8 km |
| Serangoon Secondary School | Secondary | 1.9 km |
| Xinmin Secondary School | Secondary | 1.9 km |
| Hougang Secondary School | Secondary | 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.
Genuine walk-to-MRT access. Bartley sits about 0.48km 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. Bartley 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 13 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: PAYA LEBAR 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. 13 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 PAYA LEBAR GARDENS?
What is the rental yield for PAYA LEBAR GARDENS?
Is PAYA LEBAR GARDENS freehold or leasehold?
How far is the nearest MRT from PAYA LEBAR GARDENS?
What is the tenure of PAYA LEBAR GARDENS?
How does PAYA LEBAR GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of PAYA LEBAR GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 9 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 PAYA LEBAR GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.