SARKIES GARDENS is a 70-year balance leasehold development along SARKIES ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 21 units and is TOP 1997.
This profile draws on 0 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 10 (Bukit Timah / Holland), the immediate context for SARKIES 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 0 sales and 64 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SARKIES GARDENS dashboard.
- · CCR · D10 · 21 units
About SARKIES GARDENS
SARKIES GARDENS is a condominium, located at SARKIES ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 21 residential units, completed in 1997.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
SARKIES GARDENS has recorded 64 rental transactions with monthly rents averaging $4,104/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 64 | $4,104/mo | $3,000/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $3,521/mo |
| 2022 | 13 | $3,685/mo |
| 2023 | 17 | $4,324/mo |
| 2024 | 6 | $4,500/mo |
| 2025 | 13 | $4,650/mo |
| 2026 | 1 | $4,500/mo |
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Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows SARKIES GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SARKIES GARDENS
- Newton MRT
- Newton MRT
- Novena MRT
- Orchard MRT
- Orchard MRT
- Anglo-Chinese School (Primary)
- Singapore Chinese Girls'
- St. Anthony'
Nearby MRT Stations
SARKIES GARDENS is 180m from Newton MRT (North-South Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 180m |
| Newton | DT11 | Downtown Line | 180m |
| Novena | NS20 | North-South Line | 1.1 km |
| Orchard | NS22 | North-South Line | 1.2 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.2 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.3 km |
| Stevens | DT10 | Downtown Line | 1.4 km |
| Stevens | TE11 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 17 schools within 2 km of SARKIES GARDENS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 260m |
| Singapore Chinese Girls' School (Primary) | Primary | 310m |
| St. Anthony's Primary School | Primary | 620m |
| St. Margaret's Primary School | Primary | 790m |
| St. Margaret's Secondary School | Secondary | 880m |
| ISS International School (Preston) | International | 1.0 km |
| ISS International School (Paterson) | International | 1.1 km |
| ACS (Junior) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Chatsworth International School (Orchard) | International | 1.4 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.5 km |
| Methodist Girls' School | Secondary | 1.7 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Newton sits about 0.18km 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.
Boutique character. With 21 units, SARKIES GARDENS keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Anglo-Chinese School (Primary) sits about 0.26km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 0 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.
[
{
"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": "amber",
"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: SARKIES GARDENS 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. 0 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 SARKIES GARDENS?
What is the rental yield for SARKIES GARDENS?
Is SARKIES GARDENS freehold or leasehold?
How far is the nearest MRT from SARKIES GARDENS?
What is the tenure of SARKIES GARDENS?
How does SARKIES GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of SARKIES GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 64 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 SARKIES GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.