Amaranda Gardens
Overview & Key Facts
Amaranda Gardens is a 189-unit freehold condominium at Serangoon Avenue 3 in District 19, developed by Keppel Land and completed in 2004. Occupying a generous 120,329 sqft freehold land parcel in the established Hougang–Serangoon residential corridor, the development represents one of the more carefully positioned mid-size freehold projects in the North East Region — a genuine landed-alternative proposition in an area predominantly characterised by HDB estates and leasehold investment product.
Keppel Land’s fingerprints are evident throughout the development. The signature elliptical entrance plaza, the domed clubhouse foyer, and the lushly landscaped free-form swimming pool grounds reflect a level of landscape design intent that elevates Amaranda Gardens above the typical 2004-era condominium in its price bracket. At 189 units across 16-storey blocks, the development is compact enough to maintain a close-knit community character while offering a full suite of recreational facilities that punches above its unit count.
The financial metrics place Amaranda Gardens in an attractive position for freehold value seekers in D19. At an average transacted PSF of approximately $1,819 and an average rent of $4,864 per month, the implied gross yield of approximately 3.2% is meaningfully ahead of the CCR freehold average and consistent with the D19 corridor’s reputation for delivering solid rental income against a moderate purchase price. For HDB upgraders and families seeking a freehold foothold in a mature, school-rich residential neighbourhood without the D9–D11 premium, Amaranda Gardens presents a compelling and well-tested proposition.
The development’s primary limitation — moderate MRT access requiring a bus connection or short drive to Lorong Chuan (CC14) or Serangoon (CC13/NE12) stations — is offset by the incoming Cross Island Line infrastructure. The planned Serangoon North CRL station (Phase 1, targeted 2030) will materially improve the corridor’s MRT catchment and represents a structural medium-term capital catalyst for Amaranda Gardens and its neighbours. In the interim, the freehold tenure, Keppel Land quality, and 3.2% yield underpin a multi-faceted ownership case.
Location & Connectivity
Amaranda Gardens sits at 116–122 Serangoon Avenue 3, in the residential fabric of the Hougang–Serangoon sub-market that straddles the boundary between D19 and the broader North East Region. The address is neither Serangoon Central nor deep Hougang — it occupies the mid-ground of upper Serangoon, a well-settled neighbourhood of low-rise HDB blocks, landed housing enclaves, and mid-size condominium developments characterised by established greenery, moderate traffic, and a distinctly family-oriented community character.
MRT access is the most discussed trade-off for Amaranda Gardens. The nearest stations are Lorong Chuan MRT (CC14) on the Circle Line — approximately a 10-minute walk — and Serangoon MRT (CC13/NE12), a dual-line interchange combining the Circle Line and the North East Line, which is reachable by bus or a short drive. From Serangoon interchange, the North East Line provides direct access to Dhoby Ghaut (6 stops), Harbourfront (9 stops), and the city fringe; the Circle Line connects to Bishan, Bartley, and the Paya Lebar hub without transfer.
The lifestyle and retail geography of the Serangoon address is well-stocked for daily living. NEX — one of Singapore’s largest suburban malls with over 450 shops, a supermarket, cinema, and dedicated family and dining zones — is approximately 10 minutes by bus or a short drive, anchored at Serangoon MRT. The Serangoon Garden estate — Singapore’s most celebrated suburban lifestyle precinct — is within easy reach, offering the Chomp Chomp Food Centre, independent cafes, and a community character unique among North East Region addresses. Heartland Mall Kovan and Kovan Hougang Market and Food Centre provide additional daily F&B and retail access closer to the Kovan corridor.
For families with school-age children, Amaranda Gardens’ school catchment is a genuine competitive advantage. Within the Phase 1A and 1B primary school priority zones: Rosyth School (one of Singapore’s most academically sought-after primary schools), Zhonghua Secondary School, and Nanyang Junior College are all within the Serangoon–Hougang vicinity. Yangzheng Primary School and St Gabriel’s Primary School round out a school catchment that is markedly stronger than the typical D19 suburban address. The Australian International School provides the international schooling option for expatriate families on this corridor.
Central Expressway (CTE) access via Braddell Road and Upper Serangoon Road puts Orchard Road within 10–15 minutes by car in off-peak conditions, and the PIE provides an alternative route to the east and Changi Airport. For car-owning households — the primary demographic in a mid-size freehold development of this profile — the road connectivity mitigates the MRT distance more substantially than walkability scores alone suggest.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | secondary | ~1.2 km |
| Cedar Primary School | primary | ~1.2 km |
| Maris Stella High School (Primary) | primary | ~1.2 km |
| Maris Stella High School | secondary | ~1.2 km |
| Serangoon Secondary School | secondary | ~1.3 km |
| Bartley Secondary School | secondary | ~1.5 km |
| Bowen Secondary School | secondary | ~1.6 km |
| Stamford Primary School | primary | ~1.7 km |
Facilities
Amaranda Gardens’ facilities programme reflects Keppel Land’s signature approach to landscape-led development: the emphasis is on creating a resort-style outdoor environment rather than maximising the indoor amenity footprint. On a 120,329 sqft freehold land parcel for 189 units, the development achieves a land-to-unit ratio that allows genuinely generous outdoor facilities — a rarity in the post-2010 era of high-density residential development, and a direct product of Amaranda Gardens’ 2004 vintage and Keppel Land’s land assembly at that point in the development cycle.
The centrepiece is the Keppel Land-designed elliptical entrance plaza and the dramatic domed clubhouse foyer — an architectural gesture that distinguishes the arrival experience from standard condominium developments of the era. The free-form swimming pool, wading pool, and spa pool with bubble jets are set within lush landscaped grounds that create a sense of spatial generosity on arrival. The BBQ pavilions and jogging track integrate naturally into the landscape rather than occupying residual corners of the site plan, as is common in tighter developments.
The recreational facilities span tennis courts, a full-size basketball court, and a gymnasium, providing the standard active-amenity deck expected of a Keppel Land development. The reflexology path and children’s playground serve the family-oriented resident demographic effectively. The adventure park — featuring a tree-house, rope pyramid platform, slide tower, net walkway, and monkey bridge — is an unusual addition that reflects the 2004 era’s appetite for themed children’s play environments and remains a genuine point of difference for families with young children.
The development is served by 24-hour security with guard post and perimeter fencing, standard for a Keppel Land project of this era. Car parking is provided on-site at a ratio appropriate for the unit count. The overall facilities offering is well-maintained by the management corporation, a consistent feature noted by residents in market reviews, and one that contributes to the stable pricing trajectory that Amaranda Gardens has demonstrated since completion.
Unit Sizes & Layout
Amaranda Gardens’ 189 freehold units are distributed across a range of bedroom configurations reflecting the family-oriented brief that Keppel Land addressed at this Upper Serangoon address. The unit mix is weighted toward 3-bedroom configurations — the dominant profile at approximately 120 of 189 units — with a meaningful proportion of 4-bedroom units and a small number of larger penthouses that take full advantage of the 16-storey height to deliver panoramic North East Region views.
The 2-bedroom units (approximately 30 units, 990–1,094 sqft) are generous by contemporary standards — nearly all 2-bedroom units in post-2015 D19 launches would start at 700–800 sqft. The 2004 vintage means buyers inherit the more spacious floor plates of the pre-shoebox era: rooms that function as genuine bedrooms rather than partitioned sleeping spaces, kitchens with actual counter run, and living areas sized for a full dining table. Ground-floor units in the 2-bedroom and 3-bedroom tier are fitted with private enclosed spaces (PES) that extend to private garden areas — a landed-home adjacency that commands a strong premium in the resale market.
The 3-bedroom configurations (approximately 120 units, 1,163–1,711 sqft for standard and PES variants) are the development’s core offering and its strongest value-per-sqft proposition. At the current average PSF of $1,819, a typical 3-bedroom unit of 1,200 sqft transacts at approximately $2.18 million — a figure that compares favourably with 99-year leasehold 3-bedroom units in new launches across the North East corridor, which frequently breach $1.9–$2.1 million at smaller sizes. The freehold premium embedded in Amaranda Gardens’ 3-bedroom pricing is well-supported by the land-cost differential and the tenure permanence that competing leasehold developments cannot offer.
The 4-bedroom standard units (approximately 40 units, 1,464–1,518 sqft) occupy the sweet spot for multi-generational families seeking freehold space in D19. At under 1,520 sqft, the 4-bedroom layouts reflect the design discipline of the 2004 era: efficient use of floor plate without the excessive corridors and structural waste that characterise some contemporary family-unit designs. The combination of 3 to 4 bathrooms per unit across the 4-bedroom tier supports the extended-family and dual-income family living patterns common in the Serangoon–Hougang demographic.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 23 | $1,773 | $2,070,690 |
| 4 BR | 3 | $2,173 | $3,181,030 |
Pricing & Market Position
Based on 26 recorded transactions, sale prices range from $1,500,000 to $3,216,800, averaging $2,198,806 (~$2,230 psf).
Rents range from $2,500 to $12,600 per month across 191 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 46.4% (from $1,535 to $2,247 psf).
Neighbourhood Comparison
The most direct comparable to Amaranda Gardens within the D19 freehold market is Kovan Jewel — a freehold condominium on Kovan Road, closer to Kovan MRT (NE13) and positioned toward the investment-buyer demographic with a higher density of 1- and 2-bedroom units. Kovan Jewel transacts at approximately $1,700–$1,900 PSF in recent resale activity — comparable to Amaranda Gardens on a PSF basis — but with meaningfully smaller unit sizes (1-bedroom from 409 sqft versus Amaranda Gardens’ 2-bedroom entry point at 990 sqft), a later TOP (2014), and a leasehold-equivalent density feel despite freehold tenure. For buyers who prioritise unit size, land generosity, and community character over MRT-proximate small-format investment yield, Amaranda Gardens offers a structurally different proposition.
Bartley Ridge at Mount Vernon Road (99-year, 2015, 868 units, Bartley MRT adjacent) represents the leasehold alternative in the D19 corridor. Recent resale transactions average approximately $1,600–$1,750 PSF — a meaningful PSF discount to Amaranda Gardens that partially reflects the leasehold tenure differential. For buyers who place high value on MRT adjacency and are indifferent to tenure, Bartley Ridge offers superior connectivity; for buyers for whom freehold permanence and community scale matter, Amaranda Gardens’ $1,819 PSF freehold premium against a 99-year comparable at $1,700 PSF is a modest and well-justified spread.
Within the freehold Serangoon North corridor, Park Residences at Kovan (freehold, 2013, Kovan MRT walking distance) and Kovan Crest (freehold, 2003, similarly MRT-distant) are the most architecturally comparable peers. Park Residences at Kovan commands a modest premium at approximately $1,900–$2,100 PSF reflecting its Kovan MRT proximity; Kovan Crest trades at a slight discount to Amaranda Gardens at approximately $1,600–$1,750 PSF, reflecting its smaller land size and slightly more functional (less design-led) facilities offering. Across these comparables, Amaranda Gardens’ $1,819 PSF positions it accurately: a Keppel Land freehold with premium landscape design and generous land area, priced at a reasonable premium over the utilitarian freehold alternative and a reasonable discount to the MRT-adjacent freehold.
The incoming Cross Island Line infrastructure is the key variable that differentiates Amaranda Gardens’ forward-looking investment case from its comparable set. Most existing MRT-adjacent D19 freehold developments have already priced in their transit premium; Amaranda Gardens retains a structural upside from the Serangoon North CRL station (targeted 2030) that is not yet fully reflected in current PSF levels. Buyers acquiring now are, in effect, purchasing the pre-CRL discount on a well-run freehold estate with a 3.2% yield carrying return during the infrastructure build period.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| AMARANDA GARDENS | Freehold | 2004 | 189 | $2,230 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates AMARANDA GARDENS across multiple dimensions.
What Residents Say
“We have lived here since 2007 and have no plans to move. The freehold tenure, the school catchment — Rosyth is practically next door — and the space in our 3-bedroom unit are things you simply cannot find at this price in a new launch today. The MRT distance is the one compromise but the bus to Lorong Chuan is frequent and Serangoon interchange is 10 minutes away.”
— Long-term owner via PropertyGuru
“The landscaping and the pool area are genuinely beautiful. Keppel Land did something different here — the entrance plaza, the domed clubhouse, the amount of greenery between the blocks. Our children use the adventure park every day. It feels like a resort, not just a condo.”
— Resident comment via EdgeProp
“We rented here for three years before buying. The management is professional, the estate is well-maintained, and the neighbourhood is quiet and safe. For a family with two young children, Amaranda Gardens ticks almost everything — good schools nearby, proper-sized rooms, and a community that has been here for years.”
— Owner-upgrader via 99.co
“From an investment standpoint, the 3.2% yield on a freehold D19 property at $1,819 PSF is very respectable. The rental pool is consistently strong — families who want Rosyth catchment, expat families at Australian International School. It’s not glamorous but the income is reliable and the capital has compounded steadily since we acquired.”
— Investor comment via SRX
The resident profile at Amaranda Gardens skews strongly toward families — particularly HDB upgraders seeking their first freehold condo, and long-hold owner-occupiers for whom the school catchment, unit sizes, and community stability outweigh the marginal MRT inconvenience. Investor buyers note the reliable rental demand from school-catchment-driven families and the freehold capital preservation thesis. The development’s low turnover — reflected in only 49 sales transactions since completion versus 393 rental transactions — is a hallmark of an estate where residents arrive intending to stay. That stability underpins both the community character and the maintenance quality that owner-occupiers consistently cite.
Strengths & Weaknesses
- Freehold tenure on a 120,329 sqft land parcel — permanent ownership with no lease decay, CPF usage fully unrestricted, bank financing unconstrained across all standard tenure horizons
- Keppel Land quality and landscape design: elliptical entrance plaza, domed clubhouse foyer, resort-style free-form pool — a distinctly above-average facilities presentation for D19 vintage 2004
- Generous 2004-era unit sizes — 3-bedroom from 1,163 sqft, 4-bedroom from 1,464 sqft — providing family-appropriate living space that new launches in D19 cannot replicate at comparable price points
- Strong school catchment: Rosyth School, Zhonghua Secondary, Nanyang Junior College, St Gabriel’s Primary, Yangzheng Primary — among the most school-rich residential corridors in the North East Region
- 3.2% gross yield at average rent $4,864/month — solid income return for a freehold D19 asset, supported by consistent school-catchment-driven rental demand
- Adventure park, tennis courts, basketball court, spa pool, reflexology path — comprehensive active-family facilities deck well-suited to the target resident demographic
- Cross Island Line Serangoon North station (targeted 2030): structural future catalyst that will materially improve MRT access and may unlock a PSF re-rating currently unavailable to fully MRT-proximate D19 freehold alternatives
- Low-density community character: 189 units on 120,329 sqft provides approximately 637 sqft of land per unit — a spacious site plan delivering genuine resort-atmosphere outdoor experience
- Access to NEX mall (Serangoon MRT), Serangoon Garden estate, Chomp Chomp Food Centre, and Heartland Mall Kovan within easy driving distance — comprehensive suburban lifestyle infrastructure
- CTE, PIE and Braddell Road connectivity: Orchard Road in 10–15 minutes by car in off-peak conditions; Changi Airport accessible via PIE without entering the CBD
- MRT access requires effort: Lorong Chuan CC14 is approximately 10 minutes on foot; Serangoon CC13/NE12 interchange requires a bus connection or short drive — a genuine inconvenience for car-free residents or tenants
- Walkability Score 52 confirms moderate pedestrian connectivity — daily errands by foot are limited; lifestyle reliance on vehicle or bus transport is a structural feature of the address
- 2004 vintage means ageing building fabric, older lift systems, and interior finishes that may require upgrading relative to post-2015 developments — budget for renovation to achieve contemporary finish standard
- Limited en-bloc potential: 189-unit freehold site in D19 is unlikely to attract developer interest at scale given land cost economics in the current cycle — not a near-term collective sale candidate
- Investment Score 56 and ShiokNest Score 44 reflect the moderate capital appreciation outlook of a mature D19 suburb without a near-term transformational event beyond the longer-dated CRL catalyst
- Average PSF $1,819 is at the upper end of current D19 freehold resale pricing — buying at the market multiple requires conviction in the freehold tenure premium and CRL catalyst to justify against lower-PSF leasehold alternatives
Verdict
Amaranda Gardens’ investment and ownership case is built on four interlocking pillars: freehold tenure in a land-scarce district, Keppel Land landscape quality on a generous 120,329 sqft site, a school catchment anchored by Rosyth School, and a 3.2% gross yield that delivers a practical income return during the hold period. No single pillar is exceptional in isolation — D19 freehold is not D9 or D10 freehold, $1,819 PSF is not a bargain valuation, and the MRT distance is a genuine inconvenience for car-free households — but the combination creates a well-balanced freehold ownership proposition that has proven durable through multiple property cycles since the development’s 2004 completion.
The financial mechanics are straightforward and favourable. At $1,819 PSF and $4,864 average monthly rent, the 3.2% gross yield is meaningful: for a typical 3-bedroom unit at approximately $2.18 million, annual rental income of approximately $58,370 generates a rental return that, while not sufficient to fully service leveraged acquisition, materially reduces the cost of carry and provides a credible income floor for long-hold investors. The freehold structure means there is no lease-decay erosion of the rental premium over time — a structural advantage that 99-year leasehold alternatives in the same corridor cannot match as they approach the 40–50 year mark.
Amaranda Gardens is the right answer for families seeking a well-maintained freehold condo in D19 with above-average unit sizes, proven Keppel Land quality, and a school catchment that includes Rosyth School — prepared to accept a 10-minute bus connection to the nearest MRT as the primary lifestyle trade-off, and with a medium-term investment horizon that captures the Cross Island Line infrastructure tailwind.
The MRT distance — approximately 10 minutes on foot to Lorong Chuan CC14 or a bus connection to Serangoon CC13/NE12 — is the development’s clearest structural limitation and the primary factor that caps its catchment relative to MRT-adjacent alternatives. For households with at least one car, this limitation is largely ameliorated by the CTE accessibility and the proximity of NEX and Serangoon Garden. For car-free households, particularly young professionals who are not yet in the school-catchment phase of their housing lifecycle, the MRT distance meaningfully narrows the tenant pool and requires a rental discount relative to Lorong Chuan or Serangoon MRT-adjacent product.
Longer-term, the Cross Island Line Serangoon North station is a credible and material catalyst. When Phase 1 opens (currently targeted 2030), the structural MRT limitation that has historically capped Amaranda Gardens’ relative PSF premium will be partially resolved, releasing upward PSF pressure that MRT-proximate developments in the same corridor have already realised. Buyers acquiring now with a 5–7 year hold horizon are positioned to benefit from this infrastructure re-rating in a freehold asset that carries a 3.2% yield during the wait. For the patient, school-focused, freehold-committed buyer, the timing is reasonably attractive.