SANNY PARK is a freehold development along MERRYN AVENUE in District 11 (Newton / Novena), part of the CCR 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 6 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 11 (Newton / Novena), the immediate context for SANNY PARK 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 6 sales and 17 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANNY PARK dashboard.
- Average sale price: $9,680,000 across 6 transactions
- Estimated gross rental yield: 1.8%
- District 11 PSF ranking: Premium tier (top 7%)
- Freehold tenure · CCR · D11
About SANNY PARK
SANNY PARK is a freehold condominium, located at MERRYN AVENUE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region).
As a freehold property, SANNY PARK does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SANNY PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $3,294 psf | $5,426,667 |
| 5+ BR | 3 | $1,994 psf | $13,933,333 |
Sales Market Overview
SANNY PARK has recorded 6 sale transactions with an average transaction price of $9,680,000, ranging from $4,300,000 to $18,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,798 psf | $16,300,000 | — |
| 2022 | 3 | $2,762 psf | $5,700,000 | ↑ 53.6% |
| 2025 | 2 | $2,890 psf | $12,340,000 | ↑ 4.7% |
SANNY PARK ranks in the top 7% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, SANNY PARK trades 8% above the segment benchmark.
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Rental Market Overview
SANNY PARK has recorded 17 rental transactions with monthly rents averaging $14,218/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 17 | $14,218/mo | $7,400/mo | $29,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $11,467/mo |
| 2022 | 4 | $11,750/mo |
| 2023 | 2 | $23,500/mo |
| 2024 | 3 | $11,933/mo |
| 2025 | 5 | $15,500/mo |
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Investment Analysis
Based on average rents and sale prices, SANNY PARK delivers an estimated gross rental yield of 1.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows SANNY PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANNY PARK
- Stevens MRT
- Stevens MRT
- Mount Pleasant MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Nanyang Girls'
- St. Joseph'
- SJI International School
Nearby MRT Stations
SANNY PARK is 600m from Stevens MRT (Downtown Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 600m |
| Stevens | TE11 | Thomson-East Coast Line | 600m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.1 km |
| Botanic Gardens | CC19 | Circle Line | 1.3 km |
| Botanic Gardens | DT9 | Downtown Line | 1.3 km |
Nearby Schools
There are 14 schools within 2 km of SANNY PARK.
| School | Type | Distance |
|---|---|---|
| Nanyang Girls' High School | Secondary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| SJI International School | International | 1.2 km |
| Nanyang Primary School | Primary | 1.4 km |
| Whitley Secondary School | Secondary | 1.4 km |
| New Town Primary School | Primary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.5 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.5 km |
| ISS International School (Preston) | International | 1.7 km |
| ISS International School (Paterson) | International | 1.7 km |
| German European School Singapore | International | 1.8 km |
| Methodist Girls' School (Primary) | Primary | 1.8 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. Stevens 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. Nanyang Girls' High School sits about 1.10km 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 6 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.
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": "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: SANNY PARK hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 6 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 SANNY PARK?
What is the rental yield for SANNY PARK?
Is SANNY PARK freehold or leasehold?
How far is the nearest MRT from SANNY PARK?
What is the tenure of SANNY PARK?
How does SANNY PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of SANNY PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 17 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 SANNY PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.