Morimasa Gardens
Morimasa Gardens is a freehold condominium in District 11 (Watten Estate, Novena, Thomson), within Singapore's Core Central Region (CCR). The development was completed in 1993 and comprises 38 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
MORIMASA GARDENS is a freehold condominium at GILSTEAD ROAD in District 11 (CCR), developed by MORIMASA DAIICHI DEVELOPMENT PTE LTD, comprising 38 units, completed in 1993.
Location & Connectivity
MORIMASA GARDENS is approximately 260m from Newton MRT station, with 6 stations within 1.5 km.
Schools & Education
17 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 260m |
| Anglo-Chinese School (Primary) | Primary | 360m |
| St. Margaret's Primary School | Primary | 650m |
| St. Margaret's Secondary School | Secondary | 730m |
| St. Joseph's Institution | Secondary | 900m |
| St. Anthony's Primary School | Primary | 980m |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| NPS International School | International | 1.2 km |
Market Position
MORIMASA GARDENS has recorded 1 sale at an average price of $3,700,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 38-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 33+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: empty nesters / downsizers, mrt-walkable commuters, p1 school balloting families and international school families. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
long-term hold (10+ yr), foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
MORIMASA GARDENS is a freehold development in District 11 (CCR), with 38 units, offering a gross yield of 2.3%.
Explore the full MORIMASA GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MORIMASA GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (1.1 km away), an upgrader gap of about $2,800,000
- Toa Payoh — 4-room average $929,793 (1.6 km away), an upgrader gap of about $2,750,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $2,600,000
FAQ
What is the average PSF for MORIMASA GARDENS?
Is MORIMASA GARDENS freehold?
What is the rental yield for MORIMASA GARDENS?
Which MRT is nearest to MORIMASA GARDENS?
Sources & Next Steps
- MORIMASA GARDENS Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 1 transaction
- Rental data: 44 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2021 · 1 record analysed · Source: URA private-sale caveats