Gardenvista
Overview & Key Facts
Gardenvista is a 318-unit condominium development located at 952–962 Dunearn Road in the prestigious Bukit Timah district (D21). Developed by YHS Dunearn Pte Ltd and designed by DP Architects, this 99-year leasehold development (from 2004, leaving approximately 77 years) was completed in 2006 and comprises 7 blocks of 10 storeys each. The project was conceived around a “secret garden” concept, with four themed gardens — Colour, Fragrance, Texture, and Sound — forming a central green sanctuary that remains one of the development’s most distinctive features two decades after completion.
The architectural approach by DP Architects was thoughtful: blocks are arranged in a fan-shaped alignment around the central garden, with cool glass cladding that reflects the sky and landscaping. At just 10 storeys, the low-rise profile integrates naturally with the leafy Bukit Timah streetscape — there is none of the imposing verticality that characterises many high-rise condos. The tower blocks form the perimeter of the overall garden space, orienting units to maximise views of the greenery from within. This “hidden paradise” design philosophy has aged remarkably well.
Gardenvista sits in one of Singapore’s most coveted residential corridors — Dunearn Road, which connects the Botanic Gardens area to the upper Bukit Timah nature reserves. The address alone carries significant cachet, and the development benefits from the broader Bukit Timah premium that has sustained property values in this district through multiple market cycles.
Location & Connectivity
Gardenvista’s location on Dunearn Road places it at the intersection of nature and convenience. The nearest MRT stations are King Albert Park (DT6) and Beauty World (DT5) on the Downtown Line, both within approximately 800 metres — a walkable distance of 10–12 minutes, though the Bukit Timah terrain adds some elevation challenge. The Downtown Line provides direct access to the CBD at Downtown station, Bugis, and the future developments at Beauty World integrated transport hub.
For drivers, Dunearn Road connects directly to Stevens Road and the Pan Island Expressway, making Orchard Road accessible in 10–15 minutes. The Central Expressway is similarly close for commutes to the CBD. This is one of those locations where both public transport and driving work reasonably well — a combination that becomes rarer as you move further from the central belt.
The immediate neighbourhood is richly supplied with amenities. Directly across the road sits a 24-hour FairPrice Finest supermarket, alongside the Bukit Timah Plaza area with cafes, restaurants, and retail. The Bukit Timah market and food centre is a short drive away. Beauty World Centre and the upcoming Beauty World integrated development will add significant retail and community space to the precinct.
Schools are a major draw. Within the 1–2 km radius, families have access to Pei Hwa Presbyterian Primary School, Methodist Girls’ School (Primary), and Bukit Timah Primary School. Further educational institutions include Ngee Ann Polytechnic and the National University of Singapore (Bukit Timah campus). The Botanic Gardens — a UNESCO World Heritage Site — is a 15-minute walk or short drive south along Dunearn Road.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Australian International School | international | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.1 km |
| Hwa Chong International School | international | ~2.0 km |
| Hwa Chong Institution | secondary | ~2.0 km |
| Hwa Chong Institution (JC) | jc | ~2.0 km |
Facilities
Gardenvista delivers a comprehensive facilities package that includes a 50-metre lap pool, a garden pavilion pool, a fun pool, wading pool, tennis court, putting green, spa pool, jogging track, gym, playground, and BBQ areas. The development also features a fitness corner, covered car park, and 24-hour security. The multiple pool options are a genuine advantage for families — the lap pool for serious swimmers, the fun pool for recreation, and the wading pool for young children.
“Beautifully maintained condo that does not look its age. Management is always thinking of ways to improve the condo. The rooftop tennis courts have amazing views.”
— Resident review via 99.co
The centrepiece, however, is the landscaping. The four themed gardens are densely planted with mature tropical vegetation that creates genuine seclusion and shade throughout the grounds. Twenty years of growth has transformed the designed landscape into something approaching a natural garden — a quality that no amount of money can replicate in a newly completed development. The trade-off, as some residents note, is that the dense planting leaves limited open lawn space for children to run or play ball games. For families with active children, the pools and playground are the primary recreation options.
Unit Sizes & Layout
Gardenvista offers a range of 2-, 3-, and 4-bedroom units, with sizes that reflect 2006-era standards — meaningfully larger than what the same bedroom count would deliver in a post-2015 development. Three-bedroom units typically exceed 1,100 sqft, and four-bedroom units push past 1,400 sqft. The layouts are functional with regular room proportions, and most units benefit from the fan-shaped block alignment with views into the central gardens. Corner units and higher floors capture partial views of the surrounding Bukit Timah greenery.
Finishings are original and will require updating for most new buyers. The structural quality is sound — DP Architects’ design includes good cross-ventilation and natural light penetration, which reduces the dependence on air-conditioning. The low-rise 10-storey blocks mean that even mid-floor units benefit from the mature tree canopy, creating a sense of living among the trees rather than above them.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 23 | $1,645 | $1,469,304 |
| 3 BR | 56 | $1,787 | $2,099,487 |
Pricing & Market Position
Based on 79 recorded transactions, sale prices range from $1,150,000 to $2,790,000, averaging $1,916,016 (~$1,954 psf).
Rents range from $2,500 to $6,600 per month across 209 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 29.6% (from $1,463 to $1,897 psf).
Neighbourhood Comparison
Within the Bukit Timah corridor, Gardenvista competes with developments like The Linq at Beauty World (120 units, freehold, ~$2,500 PSF) and Mayfair Gardens (215 units, 99yr from 2018, ~$2,100 PSF). The Linq offers freehold tenure and newer finishings at a significant PSF premium. Mayfair Gardens is a more direct leasehold competitor with a fresher lease and newer facilities, but at higher pricing and without Gardenvista’s mature garden setting.
For buyers who value the Bukit Timah address but need a lower quantum, older resale options like Dunearn Suites and Palm Mansions provide alternatives, though at varying stages of maintenance and lease life. The fundamental trade-off across all these comparisons is the same: Gardenvista offers a unique combination of mature landscaping, generous unit sizes, and a Dunearn Road address at a PSF that undercuts newer launches. The premium for newer developments buys you fresh finishings and a longer lease, but cannot buy the 20 years of garden growth that makes Gardenvista’s grounds genuinely special.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GARDENVISTA | 99 yrs lease commencing from 1999 | 2006 | 318 | $1,954 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1999, meaning approximately 27 years have already been consumed. Roughly 72 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~72 years | Full bank financing available |
| 2029 | ~69 years | CPF usage still unrestricted for most buyers |
| 2038 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2058 | ~39 years | Significant financing restrictions for next buyer |
| 2098 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~62 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates GARDENVISTA across multiple dimensions.
What Residents Say
“We love the gardens here — it feels like a hidden paradise away from the city. The condo does not look its age because the management keeps investing in improvements. Just across the road is a 24-hour supermarket, cinema, and plenty of eateries.”
— Long-term resident via 99.co
“The garden is beautiful but densely populated with trees — there is no room for children to ride scooters or play ball. You can basically only swim. For families with very active kids, this can be a limitation.”
— Family resident via 99.co
“The parking lot floor is in poor condition and the design is not good — cars often block the entrance. Other than that, the condo is peaceful, well-maintained, and the Dunearn Road location is excellent for both schools and work.”
— Owner review via 99.co
Resident feedback follows a consistent pattern: deep appreciation for the landscaping, maintenance standards, and Bukit Timah location, balanced by practical complaints about the parking layout and the lack of open play space for children. The proximity to amenities across the road and the walkable MRT access are frequently cited as daily conveniences that make the condo easy to live in.
Strengths & Weaknesses
- Prestigious Dunearn Road address in the heart of Bukit Timah (D21)
- Award-winning "secret garden" landscape design with 20 years of mature growth
- Multiple pools including a 50m lap pool, spa pool, and children's wading pool
- Generous unit sizes — significantly larger than equivalent modern developments
- Walkable to King Albert Park MRT (DT6) and Beauty World MRT (DT5)
- Excellent school catchment — MGS Primary, Pei Hwa Presbyterian, Bukit Timah Primary
- 24-hour supermarket and cafes directly across the road
- Low-rise 10-storey blocks with good cross-ventilation and tree-canopy views
- Well-maintained by proactive management committee
- Botanic Gardens UNESCO site within walking or short driving distance
- Original 2006-era finishings require renovation investment for new buyers
- Parking layout is poorly designed — congestion and manoeuvring issues reported
- Dense garden planting leaves limited open play space for active children
- MRT access (800m) is walkable but involves some elevation changes
- 99-year lease from 2004 with ~77 years remaining — comfortable but not indefinite
- Low-rise profile means limited views beyond the garden for lower-floor units
- Some blocks face Dunearn Road traffic noise — stack selection matters
- Rental yield (~2.9%) is below market average for the district
Verdict
Gardenvista occupies a compelling niche in the Bukit Timah condo market: a mature, well-maintained development with generous unit sizes, beautiful grounds, and a Dunearn Road address — all at a PSF that remains below the newer Bukit Timah launches. At approximately $1,974 PSF, it offers entry into one of Singapore’s most prestigious residential corridors at a relative discount to new launches that command $2,500+ PSF in the same area.
The 77 years remaining on the lease is comfortable for the current generation of buyers and provides ample financing headroom. CPF and bank loan restrictions will not materially affect purchasers for another 20+ years, making the lease a non-issue for any practical holding period. However, buyers with a 30+ year outlook should recognise that the lease will start to become a factor for the next generation of buyers, potentially affecting exit pricing in the distant future.
The development’s greatest asset is arguably its setting. The secret garden concept, executed by mature tropical landscaping that cannot be replicated overnight, creates a living environment that is genuinely rare in Singapore’s condo market. Combined with the Bukit Timah location, good school catchment, and walkable MRT access via the Downtown Line, Gardenvista offers a holistic package that newer, more sterile developments struggle to match. The main drawbacks are the parking layout (a recurring resident complaint), the age of internal finishings, and the limited open play space for active children. For nature-loving families and couples who value setting over newness, Gardenvista remains one of the Bukit Timah corridor’s most attractive propositions.