Miramar Gardens
Overview & Key Facts
Miramar Gardens is a quietly distinguished 999-year leasehold landed enclave of 42 terrace houses tucked along Jalan Naung in the Hougang pocket of District 19. Individual-titled and low-density, it represents a rare class of Singapore residential asset — quasi-freehold landed at an entry price well below the $5 million barrier for comparable D19 landed stock. The developer is not on record; the estate pre-dates modern development conventions, its tenure commencing in 1883, which by 2026 leaves approximately 856 years on the lease.
The name “Miramar” derives from Spanish and Latin roots — mirar (to look) and mar (sea) — evoking an aspirational sea-view identity that the inland Jalan Naung address does not deliver. Jalan Naung itself is Malay for “shaded road,” a name that fits the estate’s mature tree canopy and quiet residential character. The two names together paint a picture of an enclave that has been here long enough to develop a personality of its own. The houses range from mid-terrace units of approximately 1,758 sqft (161 sqm) built-up to larger corner terraces that stretch to 4,960 sqft, each sitting on individual strata-free titles with typical plot depths that allow a two-car porch, generous yard, and scope for extension under URA landed zoning. Buyer profiles here lean toward multi-generational Singapore families and dual-income professionals who want the grounded permanence of landed living without the $8–10 million entry price of D10/D15 freehold terraces.
Location & Connectivity
The headline locational asset of Miramar Gardens is one that most 999-year landed estates in Singapore simply cannot match: Hougang MRT (North-East Line, NE14) is approximately 300 metres from the estate entrance — a genuine near-doorstep connection. In Singapore’s climate, 300m is a comfortable five-minute walk with no shelter anxiety. The North-East Line runs directly to Dhoby Ghaut, Chinatown, and HarbourFront, and Serangoon interchange (NEL + Circle Line) is just one stop south. For a landed estate — a property type that often demands car dependency — this MRT proximity is exceptional and structurally rare.
Driving connectivity is also solid. The Kallang–Paya Lebar Expressway (KPE) and the Tampines Expressway (TPE) are accessible within five minutes of Jalan Naung, putting the CBD at roughly 20–22 minutes in off-peak conditions and Changi Airport at around 20 minutes. Orchard Road is achievable in 18–20 minutes via CTE. For residents who do drive, the expressway network mitigates the usual OCR distance penalty.
Daily amenities cluster well around the estate. Hougang Mall is approximately 500m to the north — within easy walking — offering FairPrice, cinemas, and a solid food court. Heartland Mall Kovan at Kovan MRT is a 10-minute walk or one NEL stop south. The Hougang Food Centre at Block 105 Hougang Avenue 1 is a short bus ride away and provides excellent affordable hawker options. Punggol Park and the Serangoon Park Connector are accessible for weekend outdoor recreation. The established school cluster within 1 km — Hougang Primary (810m), Hougang Secondary (900m), Holy Innocents’ Primary (920m), and Holy Innocents’ High (1.01 km) — gives families strong Phase 2A and 2B balloting exposure across both primary and secondary levels.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Hougang Primary School | primary | Within 1 km |
| Hougang Secondary School | secondary | Within 1 km |
| Holy Innocents' Primary School | primary | Within 1 km |
| Holy Innocents' High School | secondary | ~1.0 km |
| St. Gabriel's Primary School | primary | ~1.1 km |
| Xinmin Primary School | primary | ~1.3 km |
| Montfort Secondary School | secondary | ~1.5 km |
| Xinmin Secondary School | secondary | ~1.5 km |
Facilities
Miramar Gardens is a landed estate, not a condominium, and accordingly there are no shared MCST-managed facilities: no swimming pool, no gym, no function rooms, no guard house staffed 24/7. This is a deliberate trade-off that buyers of landed property consciously accept in exchange for privacy, direct title, and the freedom to personalise their own land. Each house has its own yard — front, side, or wrap-around depending on the plot — which residents use for gardens, alfresco dining setups, and, in some cases, private pool additions (subject to URA approval). The estate roads are wide enough for comfortable two-way traffic, and the low density of 42 houses across the estate means street-level noise is minimal.
“What we gave up in condo facilities, we gained back in peace. There is genuinely no noise here except birdsong in the morning. My children have a proper garden to run in. That is priceless in Singapore.”
— Owner review, EdgeProp
The ActiveSG Hougang Sports Centre is within a short drive and provides pool, gym, and court access at subsidised rates — a reasonable supplement for residents who miss condominium amenities. The estate is noted on PropertyGuru as being in a gated configuration with a single white-line parking discipline that keeps the internal roads uncluttered — a small but appreciated quality-of-life detail in a tight landed enclave.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $3,140,000 to $3,330,000, averaging $3,235,000.
Rents range from $5,200 to $6,000 per month across 4 rental transactions. Current rental yield sits at approximately 2.1%.
Neighbourhood Comparison
The most natural landed comparables for Miramar Gardens are other D19 terrace enclaves and, for buyers considering landed versus condominium, the large OCR condo cluster around Hougang/Serangoon. Serangoon Garden Estate offers freehold landed stock but at meaningfully higher PSFs ($1,700–$2,000+) and with less direct MRT access (Lorong Chuan or Serangoon, both requiring a bus or drive). The tradeoff: Serangoon Garden is true freehold versus Miramar Gardens’ quasi-freehold 999yr; in practical terms the difference for a 30–40 year ownership horizon is negligible, but some buyers place a psychological premium on “freehold” on the title.
Against the condo alternatives in the immediate catchment: Chuan Park at ~$2,596 psf (99yr, 2024 TOP) and The Florence Residences at ~$1,745 psf (99yr) offer full condo facilities and MRT adjacency but 99-year leases that begin running down immediately. For a buyer who can access landed ownership, the Miramar Gardens quasi-freehold terrace at $1,785–$1,893 psf represents superior long-term tenure at a similar or lower psf versus these condos — an unusual inversion of the typical landed premium. The practical catch: the total quantum ($3.1–3.3M) requires more capital than most condo purchases in the same area, and landed maintenance (no sinking fund pooling) is the sole owner’s responsibility.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MIRAMAR GARDENS | 999 yrs lease commencing from 1883 | — | — | — |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,745 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,588 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,698 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,736 |
ShiokNest Scores
Our proprietary scoring system evaluates MIRAMAR GARDENS across multiple dimensions.
What Residents Say
“Hougang MRT is literally five minutes on foot. I can be at Dhoby Ghaut in under 30 minutes door-to-door. For a landed house, that is almost unheard of. We gave up the condo pool and got our life back.”
— Owner feedback via PropertyGuru
“The neighbourhood is very quiet. Jalan Naung is a tree-lined road and the mature growth gives very good shade. The houses are well spaced — not cramped against each other like some other landed enclaves. We have been here eight years and have no plans to move.”
— Long-term resident comment, EdgeProp
“Rental tenants have been stable, professional families. Two consecutive tenants each held for two-plus years. The MRT access is the main draw they cite. The house itself is older and needs maintenance, but the location does the heavy lifting.”
— Investor landlord via 99.co
The consistent thread across resident and landlord commentary is the MRT proximity — it is cited as the defining daily-use advantage that makes a landed lifestyle practical without full car dependence. Critiques centre on the age of the stock (houses require ongoing upkeep) and the absence of shared amenities. Both are structural features of a 999-year landed enclave rather than management failures.
Strengths & Weaknesses
- Hougang MRT (NEL) ~300m — near-doorstep access, exceptional for a landed estate
- Future CRL interchange at Hougang (~2030) adds second rail line uplift
- 999yr lease from 1883 — ~856yr remaining, quasi-freehold in practice
- Individual-titled terrace houses with no shared MCST obligations
- Low-density enclave of 42 houses — genuine quiet and privacy
- Rebuild potential to ~5,000 sqft under URA 15.5m landed zoning
- Strong school cluster: Hougang Primary (810m), Holy Innocents' Primary (920m) within 1 km
- Hougang Mall 500m walk — FairPrice, cinemas, food court at doorstep
- KPE/TPE expressway access within 5 min for drivers
- $3.1–3.3M entry for quasi-FH landed — below D10/D11/D15 equivalents
- No shared condo facilities — no pool, gym, or function rooms
- Foreigners cannot purchase without SLA LDAU approval (rarely granted)
- Very thin transaction volume (2 sales in 5yr) — illiquid asset
- Older housing stock — ongoing maintenance is sole owner responsibility
- Low gross yield (2.13%) — not a yield play; capital appreciation focus
- Small data sample means PSF benchmarks are indicative only
- En-bloc not applicable — individual titles must negotiate separately with any developer
- No guard house or 24/7 security staffing noted
Verdict
Miramar Gardens occupies a specific and defensible niche in the Singapore landed market: 999-year quasi-freehold, individual-titled terraces in a D19 enclave that is, by landed standards, extraordinarily well connected to the MRT. For Singapore Citizens and PRs (who can legally purchase without LDAU restriction) looking for landed at a price point well below the $5–8 million threshold of comparable D10/D15 and D11 stock, the $3.1–3.3 million range for an intermediate terrace is genuinely compelling. The quasi-freehold tenure means generational hold is feasible without the lease decay math that dogs 99-year properties, and the Hougang MRT doorstep connectivity is a structural advantage that very few landed estates in Singapore can claim.
The weaknesses are real but predictable. No shared facilities means residents must budget for their own recreation or rely on the nearby ActiveSG sports centre. Transaction volume is very low, which makes re-sale timing unpredictable — Miramar Gardens is not a liquid asset. The small sample size (two sales in five years) means psf benchmarks should be treated as indicative rather than reliable. And the ShiokNest composite score of 23/100 reflects the thin data footprint, not a commentary on the estate’s underlying quality. The en-bloc score of 17/100 is structurally logical — individually titled landed estates do not en-bloc in the conventional sense; each house is its own title and must negotiate individually with any developer.
For the right buyer — a Singapore Citizen family with school-age children, one or two cars, a preference for privacy over shared amenities, and a 10–20 year holding horizon — Miramar Gardens offers an unusually clean combination of quasi-freehold tenure, MRT near-doorstep access, established school cluster, and sub-$3.5 million landed entry. That combination is genuinely rare in Singapore’s 2026 property landscape.