PEOPLE'S GARDEN is a 999 yrs lease commencing from 1879 development along LORONG 1 REALTY PARK 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 an established secondary-market project.
This profile draws on 20 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 19 (Hougang / Punggol / Serangoon), the immediate context for PEOPLE'S 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 20 sales and 52 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PEOPLE'S GARDEN dashboard.
- Average sale price: $3,658,289 across 20 transactions
- Estimated gross rental yield: 1.5%
- District 19 PSF ranking: Premium tier (top 21%)
- 999 yrs lease commencing from 1879 · OCR · D19
About PEOPLE'S GARDEN
PEOPLE'S GARDEN is a 999 yrs lease commencing from 1879 condominium, located at LORONG 1 REALTY PARK in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at PEOPLE'S GARDEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,148 psf | $1,402,963 |
| 4 BR | 10 | $1,959 psf | $3,668,000 |
| 5+ BR | 7 | $1,593 psf | $4,610,984 |
Sales Market Overview
PEOPLE'S GARDEN has recorded 20 sale transactions with an average transaction price of $3,658,289, ranging from $1,250,000 to $5,980,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 6 | $1,475 psf | $3,177,500 | — |
| 2023 | 5 | $1,682 psf | $2,974,000 | ↑ 14.0% |
| 2024 | 3 | $1,380 psf | $3,252,963 | ↓ 18.0% |
| 2025 | 4 | $2,346 psf | $4,838,250 | ↑ 70.1% |
| 2026 | 2 | $1,700 psf | $5,059,444 | ↓ 27.6% |
PEOPLE'S GARDEN ranks in the top 21% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, PEOPLE'S GARDEN trades 10.3% above the segment benchmark.
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Rental Market Overview
PEOPLE'S GARDEN has recorded 52 rental transactions with monthly rents averaging $4,705/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 52 | $4,705/mo | $2,120/mo | $7,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $3,327/mo |
| 2022 | 9 | $3,748/mo |
| 2023 | 6 | $4,650/mo |
| 2024 | 10 | $5,640/mo |
| 2025 | 11 | $5,491/mo |
| 2026 | 7 | $5,186/mo |
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Investment Analysis
Based on average rents and sale prices, PEOPLE'S 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 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 PEOPLE'S GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PEOPLE'
- Hougang MRT
- Kovan MRT
- Hougang Primary School
- Holy Innocents'
- Hougang Secondary School
Nearby MRT Stations
PEOPLE'S GARDEN is 470m from Hougang MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of PEOPLE'S GARDEN, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | Primary | 620m |
| Holy Innocents' Primary School | Primary | 640m |
| Hougang Secondary School | Secondary | 700m |
| Holy Innocents' High School | Secondary | 730m |
| St. Gabriel's Primary School | Primary | 810m |
| Xinmin Primary School | Primary | 1.0 km |
| Xinmin Secondary School | Secondary | 1.2 km |
| Montfort Secondary School | Secondary | 1.2 km |
| Townsville Primary School | Primary | 1.3 km |
| Montfort Junior School | Primary | 1.3 km |
| Rosyth School | Primary | 1.4 km |
| Presbyterian High School | Secondary | 1.5 km |
Genuine walk-to-MRT access. Hougang sits about 0.47km 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. Hougang Primary School sits about 0.62km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: PEOPLE'S GARDEN benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 20 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 PEOPLE'S GARDEN?
What is the rental yield for PEOPLE'S GARDEN?
Is PEOPLE'S GARDEN freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 20 transactions analysed
- Rental data: 52 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 PEOPLE'S GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.