Principal Garden

Overview & Key Facts

Principal Garden is a 663-unit condominium developed by UOL Group and Kheng Leong Company (in a 70:30 partnership), located at Prince Charles Crescent in District 3. Completed in 2019 on a 99-year lease from 2014, the development occupies an exceptional 264,715-square-foot site and embodies one of the most ambitious landscaping concepts in Singapore residential property: an 80/20 garden-to-structure ratio, with 80% of the land area (approximately 200,000 sqft) dedicated to lush four-seasons-themed gardens.

Designed by award-winning Architects 61, Principal Garden won three 5-star awards at the APAC (Asia Pacific Property Awards) — Best Condominium, Best High Rise Residential Development, and Best Residential Landscape Architecture in Singapore. At a current average of $2,147 psf with a gross rental yield of 3.04% and median rent of $4,000, Principal Garden positions itself as the garden-living alternative in the Alexandra – Redhill corridor, offering a living environment dominated by greenery rather than concrete.

UOL’s development pedigree — spanning The Tre Ver, Avenue South Residence, and the acclaimed Nassim Park Residences — is evident in Principal Garden’s finishing quality and spatial design. The five-tower development is oriented north-south to minimise heat gain, with every unit overlooking either the internal garden landscapes or the Alexandra Park Connector and surrounding greenery.

Location & Connectivity

Principal Garden sits at Prince Charles Crescent, a prestigious address within the Alexandra – Redhill corridor — a city-fringe location that delivers both connectivity and neighbourhood character. Redhill MRT on the East-West Line is approximately 750 m away (9-minute walk), while Tiong Bahru MRT is 840 m. Both stations provide direct service to Raffles Place (4 stops from Redhill, ~12 min) and Jurong East interchange (6 stops west).

The neighbourhood is one of Singapore’s most liveable city-fringe locations. The Tiong Bahru precinct — Singapore’s most coveted art-deco neighbourhood with its indie cafes, bakeries, and hawker centre — is within walking distance. Alexandra Village Food Centre provides excellent hawker food, and Great World City mall is a short drive or MRT hop away. The Alexandra Park Connector, accessible directly from the development, offers scenic jogging and cycling routes connecting to the Southern Ridges trail network.

The school catchment is exceptional for a city-fringe location. River Valley Primary (470 m), Gan Eng Seng Primary (490 m), and CHIJ Kellock (670 m) are all within the 1 km priority-enrolment radius — a density of options that provides real flexibility for parents navigating the primary school registration exercise.

Schools & Education

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

Facilities

Principal Garden’s facilities are designed to complement rather than compete with its extraordinary landscaping. The aquatic centrepiece is a 50-metre lap pool set within the garden context, complemented by a jacuzzi and children’s wading pool. The yoga room and gymnasium provide indoor fitness options, while the mature gardens themselves serve as the primary recreational space — a 200,000 sqft outdoor room that no amount of built amenities can replicate.

The rooftop facilities are a highlight: a rooftop infinity pool with panoramic views across the Alexandra corridor, a BBQ and dining area, a jacuzzi, a function room, and a rooftop lounge. The clubhouse at ground level houses a wine cellar, lounge, entertainment suite, private dining room, and outdoor terrace — an unusually comprehensive social infrastructure for a 663-unit development. These spaces are designed with evident attention to hospitality-grade finishing, reflecting UOL’s premium development standards.

“The gardens are the real facility here. We walk through them every evening — the four-seasons theme means there’s always something in bloom, and after five years the landscaping has matured into something genuinely beautiful. The rooftop infinity pool has amazing views, the wine cellar in the clubhouse is a nice touch for dinner parties, and the 50-metre lap pool is well-maintained. This is a condo where the outdoors is better than the indoors.”

— Owner-occupier, three-bedroom, since 2020 (Stacked Homes)

At 663 units, facility crowding is moderate — the main pool can be busy on weekends, but the rooftop pool provides an attractive overflow option. The four-seasons gardens absorb much of the estate’s recreational activity, naturally distributing residents across 200,000 sqft of curated outdoor space.

Unit Sizes & Layout

Principal Garden offers a full range from one-bedroom to five-bedroom configurations, including dual-key and penthouse variants. The north-south tower orientation means most units avoid direct western sun exposure — a practical design decision that reduces heat gain and air-conditioning costs. Floor-to-ceiling windows in all units maximise the garden views that are Principal Garden’s core living experience.

Unit sizes are comfortable by RCR standards: two-bedrooms from approximately 700 sqft, three-bedrooms from 1,000 sqft, and four-bedrooms from 1,300 sqft. Interior finishes reflect UOL’s premium positioning — quality kitchen cabinetry, stone countertops, and branded bathroom fittings. The layouts are efficient with enclosed kitchens as standard for most configurations. Dual-key units provide flexible split-living or part-rental options for investors and multi-generational families.

Pricing & Market Position

Across 229 recorded transactions (all-time), sale prices range from $850,000 to $3,988,888, averaging $1,614,250.

Over the last 12 months, transactions averaged $2,173 psf.

Rents range from $2,300 to $14,500 per month across 1,024 rental transactions. Current rental yield sits at approximately 3.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at PRINCIPAL GARDEN 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 17.4% (from $1,915 to $2,247 psf).

Neighbourhood Comparison

In the Alexandra – Redhill corridor, Principal Garden ($2,147 psf, 99-year from 2014, ~87 years remaining) competes with two newer developments. Stirling Residences ($2,269 psf, 99-year from 2017, ~90 years remaining) trades at a 6% premium for a newer build, 3 more years of lease, and direct Queenstown MRT access (130 m) — the connectivity upgrade for buyers who prioritise doorstep MRT. One Pearl Bank ($2,569 psf, 99-year from 2019, ~92 years remaining) occupies a different market segment at a 20% premium with its iconic curved-tower design and Outram Park MRT proximity.

Principal Garden’s competitive advantage is singular: the 80/20 garden concept that delivers 200,000 sqft of award-winning landscaping. No competitor can replicate this — it’s the result of an exceptionally large site, an ambitious design vision, and five years of horticultural maturation. Stirling Residences wins on MRT access; One Pearl Bank wins on architectural drama. Principal Garden wins on living environment. The choice depends on which dimension matters most in your daily life.

Lease Decay Analysis

The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates PRINCIPAL GARDEN across multiple dimensions.

What Residents Say

“We moved from a condo in Tiong Bahru and Principal Garden feels like a different world. The gardens are spectacular — 200,000 sqft of landscaping that has matured beautifully over five years. Our children play in the gardens every afternoon, we swim in the rooftop infinity pool on weekends, and we still walk to Tiong Bahru for brunch. Three primary schools within 1 km sealed the deal for us. The MRT walk is 9 minutes, which is fine.”

— Owner-occupier, four-bedroom, since 2020 (PropertyGuru)

“The wine cellar in the clubhouse is a fantastic touch — I’ve hosted dinner parties there that felt like a private restaurant. The gardens are the main attraction though. Walking through the four-seasons sections on an evening stroll is genuinely therapeutic after a day in the CBD. UOL quality is evident everywhere — the finishes, the landscaping, the common areas. This doesn’t feel like a mass-market condo.”

— Owner-occupier, two-bedroom, since 2021 (EdgeProp)

“I rent out my two-bedder at $4,000 and it’s been consistently tenanted. Tenants love the gardens and the city-fringe location. Yield is about 3% which isn’t spectacular, but the property has appreciated from $1,969 psf to $2,248 psf over five years — a solid 14% total gain. The competitor pressure from Stirling Residences and Avenue South Residence is real, but Principal Garden’s garden concept gives it a unique positioning that new launches can’t replicate.”

— Investor-owner, two-bedroom, since 2019 (99.co)

Strengths & Weaknesses

Verdict

Principal Garden is a masterclass in garden-centric residential design — the 80/20 concept delivers a living environment where 200,000 sqft of curated landscaping is not decoration but the development’s primary amenity. UOL’s premium execution, the triple APAC award-winning design, the rooftop infinity pool, and the wine-cellar clubhouse create a lifestyle proposition that stands apart from the tower-and-podium formula that dominates RCR development.

The value question is competitive. At $2,147 psf, Principal Garden sits meaningfully below newer District 3 neighbours: Stirling Residences ($2,269), Avenue South Residence ($2,261), One Pearl Bank ($2,569), and the new-launch Zyon Grand ($3,050). This PSF discount reflects both the 87-year remaining lease and the 750 m MRT distance. The 3.04% gross yield is adequate but not compelling at this price point. Buyers who prioritise garden living and UOL quality will find the pricing fair; yield-focused investors should compare carefully with alternatives offering stronger rental returns.

For families drawn to the Tiong Bahru – Alexandra lifestyle, nature lovers who want to live within a botanical garden, and buyers who value UOL’s build quality and the unique 80/20 concept, Principal Garden is one of the most distinctive developments in Singapore’s city fringe. The three primary schools within 1 km add practical family value. Buy for the gardens and the lifestyle — they’re genuinely worth experiencing daily.