Marymount View
Located in District 20 (Ang Mo Kio, Bishan), Marymount View is a freehold condominium in the Rest of Central Region (RCR). Completed in 1992, the development comprises 68 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
MARYMOUNT VIEW is a freehold condominium at PEMIMPIN DRIVE in District 20 (RCR), developed by MARYMOUNT PROPERTY PTE LTD (ASIAWIDE INVESTMENT), comprising 68 units, completed in 1992.
Location & Connectivity
MARYMOUNT VIEW is approximately 460m from Marymount MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marymount | Circle Line | 460m |
| Upper Thomson | Thomson-East Coast Line | 790m |
| Bishan | North-South Line | 940m |
| Bishan | Circle Line | 940m |
| Bright Hill | Thomson-East Coast Line | 1.4 km |
Schools & Education
30 schools within 2 km (15 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| EtonHouse International School (Thomson) | International | 330m |
| Eunoia Junior College | JC | 350m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 360m |
| St. Nicholas Girls' School | Secondary | 360m |
| Chij St. Joseph's Convent | Secondary | 440m |
| CHIJ Our Lady of Good Counsel | Primary | 480m |
| Catholic High School (Primary) | Primary | 560m |
| Catholic High School | Secondary | 560m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,540 psf | $1,366,000 |
| 3 BR | 3 | $1,548 psf | $1,950,000 |
Market Position
MARYMOUNT VIEW has recorded 8 sales at an average price of $1,585,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MARYMOUNT VIEW typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,371/mo | $1,366,000 | 2.96% | $247/mo |
| 3 BR | $3,948/mo | $1,950,000 | 2.43% | $202/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,445 psf | — |
| 2022 | 2 | $1,481 psf | ↑ 2.5% |
| 2023 | 3 | $1,522 psf | ↑ 2.7% |
| 2024 | 1 | $1,707 psf | ↑ 12.2% |
| 2025 | 1 | $1,668 psf | ↓ 2.3% |
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MARYMOUNT VIEW prices have cooled 2.3% from the 2024 peak, yet remain 15.4% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 3.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,154 psf | 411 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,109 psf | 389 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,846 psf | 223 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,974 psf | 172 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 68 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1992, the development is over 34 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, international school families and long-term hold (10+ yr) best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
yield-focused investors and resort facilities should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
MARYMOUNT VIEW is a freehold development in District 20 (RCR), with 68 units, offering a gross yield of 3.0%.
At ~$1,668 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full MARYMOUNT VIEW dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MARYMOUNT VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (270m away), an upgrader gap of about $800,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $650,000
- Ang Mo Kio — 4-room average $724,816 (1.4 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for MARYMOUNT VIEW?
Is MARYMOUNT VIEW freehold?
What is the rental yield for MARYMOUNT VIEW?
Which MRT is nearest to MARYMOUNT VIEW?
Sources & Next Steps
- MARYMOUNT VIEW Dashboard — Live charts and analytics
- URA — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions
- Rental data: 38 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 8 records analysed · Source: URA private-sale caveats