The Gazania

Overview & Key Facts

The Gazania is a 250-unit freehold condominium developed by SingHaiYi Huajiang Sun Pte Ltd — a 50:50 joint venture between SingHaiYi Group and Huajiang International — located at How Sun Drive in a quiet landed-housing enclave off Bartley Road in District 19. Completed in 2022 on the site of the former Sun Rosier (a 1985 condo acquired through en-bloc sale for $271 million), The Gazania comprises seven low-rise blocks of five storeys, delivering a boutique freehold product in a neighbourhood dominated by landed homes and intimate private estates.

The freehold tenure is The Gazania’s foundational value proposition. In a District 19 market where the vast majority of new supply is 99-year leasehold (Chuan Park, The Florence Residences, Affinity at Serangoon), perpetual ownership provides permanent protection against lease decay and ensures that the development will never face the CPF and LTV restrictions that progressively constrain leasehold properties. At a current average of $2,328 psf, the freehold premium is significant compared to nearby leasehold options ($1,583–$1,743 psf), but represents permanent ownership versus a diminishing temporal right.

The Bartley Circle Line MRT station is just 350 m away (under 4 minutes’ walk), and Serangoon MRT interchange (NEL/CCL) is one stop away — providing broad connectivity to the central region, north-east corridor, and the Circle Line loop. The location also sits at the edge of the Bidadari estate, widely regarded as the next Bishan and a significant medium-term uplift catalyst.

Location & Connectivity

The Gazania occupies a distinctive micro-location on How Sun Drive, a low-rise residential enclave surrounded by landed houses and intimate apartment developments. The neighbourhood has a village-like quality rarely found this close to an MRT station — quiet, leafy, and predominantly private. This character is a deliberate legacy of the area’s planning history and is unlikely to change, making The Gazania’s peaceful setting a permanent feature rather than a temporary condition.

Bartley MRT on the Circle Line is approximately 350 m from The Gazania — under a 4-minute walk. One stop brings residents to Serangoon interchange (NEL/CCL), connecting to the North-East Line for direct service to Dhoby Ghaut (5 stops), Clarke Quay, and HarbourFront. Two stops in the other direction reaches MacPherson interchange (DTL/CCL), connecting to the Downtown Line for direct CBD access. This dual-interchange proximity gives The Gazania broad network coverage from a single Circle Line station.

The NEX mall at Serangoon interchange (one MRT stop) provides comprehensive retail, cinema, supermarket, and F&B options. Locally, the Bartley Road and Upper Serangoon stretch offer coffeeshops, bakeries, and neighbourhood eateries. For schools, Bartley Secondary (390 m) is next door, while Maris Stella High School and Paya Lebar Methodist Girls’ School are within the broader catchment — though no primary school falls within the strict 1 km priority band.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

The Gazania’s facilities are appropriately scaled for a boutique 250-unit low-rise development. The swimming complex includes a lap pool, pool deck, spa pool, and jacuzzi — adequate for the community size and rarely overcrowded given the low unit count. A gymnasium, fitness corner, and reflexology path provide wellness options, while a clubhouse, pavilion, BBQ area, and children’s playground cover social and family needs.

The facility provision is functional rather than resort-grade — consistent with a development that positions itself on freehold tenure, MRT proximity, and neighbourhood character rather than amenity spectacle. The five-storey height limit across all seven blocks means the entire estate feels low-density and grounded, with extensive landscaping between blocks creating garden views from most units.

“The facilities are modest compared to mega-developments, but for 250 units they’re perfectly adequate. The pool is never crowded, the BBQ area is easy to book, and the gym is clean and well-maintained. What I really value is the low-rise, quiet character of the estate — it feels like a private enclave, not a condo factory. The freehold status and Bartley MRT at the doorstep are the real selling points.”

— Owner-occupier, three-bedroom, since 2023 (PropertyGuru)

Maintenance is well-managed for a relatively new development (completed 2022), with clean common areas and well-kept landscaping. The seven-block layout means shorter walks to facilities compared to sprawling mega-developments — everything is within a minute’s walk.

Unit Sizes & Layout

The Gazania offers one-bedroom to four-bedroom configurations, plus mezzanine units and penthouses — a diverse mix that accommodates singles, couples, families, and investors within a 250-unit community. The mezzanine units are a distinctive feature, offering double-height living spaces (similar to Perfect Ten’s double-volume concept) that allow for creative loft-style interiors with a sleeping or study platform above the living area.

Unit sizes reflect the freehold premium positioning: two-bedrooms from approximately 700 sqft, three-bedrooms from 1,000 sqft, and four-bedrooms from 1,300 sqft. Interior finishes are of good quality, with stone countertops, branded appliances, and fixtures that reflect the $2,328 psf price point. The penthouses with roof terraces offer outdoor entertaining space within the low-rise context — a rare combination of condo penthouse living with a landed-enclave setting.

Pricing & Market Position

Across 227 recorded transactions (all-time), sale prices range from $860,000 to $4,200,000, averaging $1,808,569.

Over the last 12 months, transactions averaged $2,283 psf.

Rents range from $2,900 to $9,200 per month across 201 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE GAZANIA 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 6.1% (from $2,083 to $2,209 psf).

Neighbourhood Comparison

In the Bartley MRT corridor, The Gazania ($2,328 psf, freehold) competes directly with Bartley Ridge ($1,662 psf, 99-year from 2013, ~86 years remaining) and the nearby Botanique at Bartley ($1,787 psf, 99-year from 2016, ~89 years remaining). Bartley Ridge trades at a 29% discount with a functional development and similar MRT access, but faces an advancing leasehold timeline. Botanique at Bartley, developed by UOL, offers higher-quality finishes and a larger community at a 23% discount, also leasehold. Both are strong developments — the choice is fundamentally about whether freehold tenure is worth a 23–29% PSF premium.

The Gazania’s competitive position rests entirely on freehold scarcity. In a market where 99-year leases will eventually constrain CPF usage, bank financing, and buyer pools, freehold provides permanent optionality. The How Sun Drive landed enclave setting adds exclusivity that neither competitor can match. For buyers with a 20+ year horizon, the freehold premium may prove to be a bargain. For those with a shorter holding period, the leasehold neighbours offer significantly better entry value.

ShiokNest Scores

Our proprietary scoring system evaluates THE GAZANIA across multiple dimensions.

What Residents Say

“We bought here for the freehold and Bartley MRT. In D19 where everything is 99-year, freehold is rare and valuable. The How Sun Drive location is incredibly peaceful — landed houses all around, no tall buildings overlooking us, and the MRT is a 3-minute walk. Serangoon interchange is one stop away for NEX mall and the NEL. We plan to keep this property for decades — it’s our forever home.”

— Owner-occupier, three-bedroom, since 2023 (EdgeProp)

“I chose The Gazania over Bartley Ridge because of the freehold. Bartley Ridge is literally across the road with similar MRT proximity, but it’s 99-year from 2013. In 30 years, the gap between freehold and 56-year leasehold will be enormous. The mezzanine unit I bought gives me a loft-style living space that feels much bigger than the sqft suggests. The Bidadari development happening next door is the bonus.”

— Investor-owner, mezzanine two-bedroom, since 2022 (99.co)

“Nice quiet condo with good facilities for its size. The freehold is the main draw. One thing I’d note: at $2,300+ psf, the rental yield is only about 2.8% which is below market average. If you’re buying for yield, there are better options in D19. But if you’re buying for the long-term hold and you value freehold, this is one of the few options in the Bartley area. The Bidadari development should help when it matures.”

— Owner-occupier, two-bedroom, since 2023 (PropertyGuru)

Strengths & Weaknesses

Verdict

The Gazania is a freehold bet on the Bartley – Bidadari corridor, wrapped in a boutique low-rise package that prioritises permanent tenure, MRT proximity, and neighbourhood character over resort-scale amenities and dramatic views. At $2,328 psf, the freehold premium over nearby leasehold options ($1,583–$1,743 psf) is substantial — approximately 34–47% more — and the 2.8% gross yield suggests that rental returns alone will not justify the entry price. Buyers are paying for perpetual ownership in a location that is about to benefit from the Bidadari transformation.

The Bidadari catalyst is real. As the new town matures — bringing a heritage park, town centre with retail and F&B, and improved pedestrian connectivity — The Gazania’s proximity to this transformation zone will enhance its appeal. The freehold tenure ensures that The Gazania will benefit from these improvements indefinitely, unlike leasehold neighbours whose enhanced value slowly erodes back toward zero. For long-horizon buyers, this is the essential calculation.

The Gazania is best suited for buyers who believe in the permanent premium of freehold Bartley real estate, families who value the landed-enclave setting and Bartley MRT proximity, and investors with a patient, long-term approach. The Bidadari uplift will take years to materialise fully, but The Gazania’s freehold structure means it has unlimited time to benefit. This is a legacy property, not a quick flip.