STRAITS GARDENS is a freehold development along ANDREWS AVENUE in District 27 (Sembawang / Yishun), part of the OCR segment of Singapore's private residential market. The project comprises 67 units and is TOP 2005.
This profile draws on 7 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 21 years from TOP, STRAITS GARDENS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 27 (Sembawang / Yishun), the immediate context for STRAITS 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 7 sales and 8 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STRAITS GARDENS dashboard.
- Average sale price: $3,514,429 across 7 transactions
- Estimated gross rental yield: 2.2%
- District 27 PSF ranking: Premium tier (top 4%)
- Freehold tenure · OCR · D27 · 67 units
About STRAITS GARDENS
STRAITS GARDENS is a freehold condominium, located at ANDREWS AVENUE in District 27 (Sembawang, Yishun) (Outside Central Region), developed by SEMBAWANG ESTATES PTE LTD, comprising 67 residential units, completed in 2005.
As a freehold property, STRAITS GARDENS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STRAITS GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $2,103 psf | $3,395,200 |
| 5+ BR | 2 | $1,525 psf | $3,812,500 |
Sales Market Overview
STRAITS GARDENS has recorded 7 sale transactions with an average transaction price of $3,514,429, ranging from $2,880,000 to $4,125,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,784 psf | $2,880,000 | — |
| 2023 | 1 | $1,556 psf | $3,500,000 | ↓ 12.8% |
| 2024 | 1 | $2,098 psf | $3,388,000 | ↑ 34.9% |
| 2025 | 3 | $1,961 psf | $3,737,667 | ↓ 6.5% |
| 2026 | 1 | $2,242 psf | $3,620,000 | ↑ 14.3% |
STRAITS GARDENS ranks in the top 4% of condos in District 27 by average PSF.
Compared to the OCR average of $1,550 psf, STRAITS GARDENS trades 25% above the segment benchmark.
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Rental Market Overview
STRAITS GARDENS has recorded 8 rental transactions with monthly rents averaging $6,335/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 8 | $6,335/mo | $5,800/mo | $7,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 2 | $6,550/mo |
| 2024 | 2 | $6,190/mo |
| 2025 | 3 | $6,467/mo |
| 2026 | 1 | $5,800/mo |
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Investment Analysis
Based on average rents and sale prices, STRAITS GARDENS delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 27
Side-by-side comparison against the most actively traded condos in District 27 (Sembawang, Yishun):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | 616 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | 448 | $1,491 psf | 518 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | 413 | $1,182 psf | 413 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | 376 | $1,989 psf | 330 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | 632 | $1,366 psf | 281 |
Location Map
Map shows STRAITS GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STRAITS GARDENS
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.
Boutique character. With 67 units, STRAITS 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.
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.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Thin transaction history. With only 7 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": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: STRAITS GARDENS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 7 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 STRAITS GARDENS?
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Is STRAITS GARDENS freehold or leasehold?
How accessible is public transport from STRAITS GARDENS?
What is the tenure of STRAITS GARDENS?
How does STRAITS GARDENS compare to other projects in the district?
What stamp duty applies for a foreign buyer of STRAITS GARDENS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 8 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 STRAITS GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.