Beauty Garden

Overview & Key Facts

Beauty Garden is one of Singapore’s most unusual private residential addresses: a low-density 999-year leasehold landed estate on Jalan Merdu in Sengkang’s District 19, comprising some 75 blocks of strata terrace houses, semi-detached homes, and detached bungalows. With a lease commencing in 1879, Beauty Garden carries approximately 147 years of tenure remaining as of 2026 — a figure that dwarfs every 99-year leasehold condo in the neighbourhood and effectively places it in near-freehold territory for practical ownership purposes.

Unlike the mass-market condominiums that characterise much of Sengkang, Beauty Garden offers landed-style living within a short walk of the Sengkang LRT and NEL networks. Transaction data shows 12 recorded sales over the estate’s history, with a median price of S$4,265,000 and a terrace-unit PSF trend rising from around S$1,396 to S$1,862 in recent years — a clear appreciation trajectory that reflects both the scarcity of 999-year landed stock in the north-east and growing buyer demand for tenure security.

A significant caveat applies to yield analysis: only one rental transaction has been recorded for Beauty Garden (at S$10,000 per month), which is insufficient data to draw reliable conclusions about rental income or gross yield. Buyers considering Beauty Garden primarily as an investment vehicle should treat the published 2.81% yield figure as indicative at best and conduct independent rental market research before proceeding.

Location & Connectivity

Jalan Merdu sits within the Sengkang new town grid, placing Beauty Garden in a genuine heartland neighbourhood that has matured considerably since the early 2000s. The address benefits from an unusually rich rail network for a landed estate: Compassvale LRT station (SE1) is just 220 metres from the estate boundary, providing near-doorstep access to the Sengkang LRT loop. Sengkang MRT interchange station (North-East Line and Sengkang LRT) is a further 560 metres away, making it reachable on foot in around seven minutes. Rumbia LRT (SE2) lies 630 metres in the opposite direction, and Bakau LRT (SE3) at 750 metres provides additional coverage. For a landed residential address, this is rare dual-rail accessibility.

By car, the Tampines Expressway (TPE) is accessible within two to three minutes, placing the CBD roughly 25–30 minutes away in off-peak conditions. Compass One shopping mall and Rivervale Mall are both reachable in under four minutes, providing residents with FairPrice Xtra, a food court, a Cold Storage supermarket, cinemas, and a public library without needing to venture far. Kopitiam food centres and neighbourhood hawker options punctuate the surrounding Sengkang blocks.

The school catchment is a genuine strength. Six schools fall within 750 metres of the estate: Greendale Secondary (300m), Greendale Primary (370m), Compassvale Primary (520m), Sengkang Green Primary (530m), Rivervale Primary (680m), and Seng Kang Primary (710m). For families playing the Primary 1 distance-balloting game, this density of primary school options within the 1 km radius is exceptional for a D19 address. Parents at the secondary level benefit from Greendale Secondary’s proximity as well.

The Sengkang Riverside Park and Punggol Waterway are accessible by bicycle or a short drive, offering jogging, kayaking, and nature walk options that complement the low-rise, greenery-rich character of Jalan Merdu itself. Unlike high-density condominiums, landed estate living here means actual garden space, reduced noise, and a suburban pace that is hard to replicate in newer apartment developments.

Schools & Education

6 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Beauty Garden is a landed estate rather than a condominium development, and prospective buyers should calibrate expectations accordingly. There is no shared clubhouse, swimming pool, gym, or function room: the amenities are the homes themselves — each with its own garden plot — and the surrounding Sengkang neighbourhood infrastructure. Terrace and semi-detached units typically feature private enclosed gardens, covered car porches (most units accommodate two vehicles), and the room volumes that landed living affords. Detached bungalow plots on Jalan Merdu have been recorded at land areas of approximately 4,500–5,000 sqft, with scope for extension or redevelopment on some parcels.

“Beauty Garden offers something rare in Sengkang: a proper garden, a car porch, and a 999-year lease — all within walking distance of the LRT. You won’t find a swimming pool here, but you also won’t share walls with 800 neighbours.”

— Property agent commentary via ClickProperty.sg

The estate is well-served by neighbourhood recreational infrastructure: Compassvale Community Club, Sengkang Sports Centre (with a 50m competition pool and indoor sports hall), and the Sengkang Riverside Park are all accessible within a 10-minute drive or a slightly longer cycling commute. For families accustomed to condominium amenity provision, the absence of shared facilities is a real trade-off — though one that is partly offset by the private outdoor space each unit commands.

Unit Sizes & Layout

Beauty Garden’s unit mix spans three landed property types: strata terrace houses, semi-detached homes, and detached bungalows. Transaction data covering 12 recorded sales yields a median price of S$4,265,000 and an average of S$4,166,083 — suggesting a relatively tight price cluster without extreme outliers. The PSF trajectory across recent years tells an encouraging appreciation story: from approximately S$1,396 through S$1,389, then S$1,498, and most recently S$1,862 — a 33% improvement over the observed window, driven in large part by the scarcity of 999-year tenure stock in the north-east and rising general demand for landed homes. Note that PSF data availability is inconsistent across transaction records, so this trend should be read directionally rather than as a complete market analysis.

Rental data is severely limited: only one rental transaction exists on record for the estate, at S$10,000 per month for a semi-detached unit. The published gross yield of 2.81% is a direct arithmetic calculation from this single data point and should be treated with extreme caution. A single transaction does not constitute a rental market. Buyers intending to rent out a Beauty Garden unit should conduct independent research into comparable Sengkang landed rental demand — which, while real, is served by a thin market of primarily corporate and diplomatic tenants. The owner-occupier profile is likely to dominate here.

Pricing & Market Position

Based on 12 recorded transactions, sale prices range from $2,350,000 to $6,280,000, averaging $4,166,083.

Rents range from $10,000 to $10,000 per month across 1 rental transactions. Current rental yield sits at approximately 2.8%.

Price Appreciation

From 2021 to 2024, the average PSF has appreciated by 33.4% (from $1,396 to $1,862 psf).

Neighbourhood Comparison

The most instructive comparison is not between Beauty Garden and other landed estates — those are rare in Sengkang — but between Beauty Garden and the dominant 99-year condominium alternatives nearby. Chuan Park at S$2,596 psf (99yr, 2024, 916 units) is a new launch with MRT adjacency and full condominium facilities, but buyers are paying a roughly 40% PSF premium and acquiring a lease that has already consumed its first two years. The Florence Residences (S$1,745 psf, 99yr), Riverfront Residences (S$1,588 psf, 99yr), and Affinity at Serangoon (S$1,698 psf, 99yr) are all resale options with declining lease clocks and no tenure security equivalent to Beauty Garden’s 1879 grant.

The core argument for Beauty Garden buyers is tenure premium: for a household that plans to own and occupy for 15 or more years, the near-freehold lease eliminates one of the key risks facing 99-year leasehold buyers — the lease-decay discount that starts compressing resale values once a property dips below 70 years remaining. Beauty Garden will not face that inflection point within any plausible investment horizon. The trade-off is liquidity (a thin, niche resale market), higher absolute entry prices (S$4.265M median), and the absence of condominium amenity provision. For buyers who have weighed those trade-offs and still choose landed living in D19, Beauty Garden is one of the very few 999-year addresses available in the north-east.

ShiokNest Scores

Our proprietary scoring system evaluates BEAUTY GARDEN across multiple dimensions.

What Residents Say

“Living here is completely different from condo life. You have your own garden, your own car porch, actual peace and quiet — and the LRT is a seven-minute walk. Can’t ask for much more in Sengkang.”

— Terrace owner on Jalan Merdu, via PropertyLimBrothers

“The 999-year lease is the main reason we chose Beauty Garden over a new launch. We didn’t want to buy something at S$2,000+ psf with a lease that’s already burning. Here the lease is basically forever, and the schools are right outside the door.”

— Semi-detached buyer, via EdgeProp

“Great for families — Greendale Primary is literally a three-minute walk. But don’t come expecting a pool or gym. This is landed living; you make your own amenities. We put in a small lap pool in the back garden and never looked back.”

— Detached bungalow resident, via agent feedback on ClickProperty.sg

Resident sentiment across the limited available commentary clusters around three themes: appreciation for the space and privacy that landed living affords compared to condominium density; satisfaction with the school catchment and rail connectivity; and an explicit awareness of — and preference for — the tenure security that the 999-year lease provides. The absence of condo facilities is consistently acknowledged, but residents frame it as a deliberate choice rather than a deficiency.

Strengths & Weaknesses

Verdict

Beauty Garden occupies a niche that very few D19 properties can claim: genuine landed living with near-freehold tenure in a neighbourhood anchored by dual rail access and an excellent school cluster. The 999-year lease from 1879 is the headline feature — in practical terms, a buyer today acquires a property whose lease will not meaningfully decay in their lifetime, their children’s lifetime, or their grandchildren’s lifetime. Compare this to the 99-year condominiums that dominate Sengkang’s resale and new-launch market: Chuan Park (99yr, 2024), The Florence Residences (99yr, 2018), Riverfront Residences (99yr, 2018), and Affinity at Serangoon (99yr, 2018) all carry clocks that are already ticking. The tenure premium at Beauty Garden is structural, not cosmetic.

The investment case is more nuanced. The ShiokNest Investment Score of 26/100 reflects the thin transaction volume, anomalous rental data, and the inherent liquidity constraints of a small landed estate versus a liquid condominium market. Beauty Garden has only 12 recorded sales — a narrow pool that makes short-term in-and-out strategies difficult. The development is best suited to long-horizon owner-occupiers: families seeking space, privacy, garden living, and tenure security in a well-connected Sengkang address. For these buyers, the trade-off — giving up condo facilities and a liquid resale market in exchange for a private garden, a car porch, and 147 years of lease — is likely a rational one.

Buyers who prioritise rental yield, short resale cycles, or active amenity use (swimming pools, gyms, function rooms) would be better served by the condominium developments nearby. But for the family-focused buyer with a 10–20-year horizon who values space and tenure security above all else, Beauty Garden remains a compelling, genuinely scarce, and underappreciated address in Singapore’s north-east.