The Gazania
Imagine a Singapore Citizen couple in their early forties, both working professionals with a Primary 1 child entering Maris Stella High in two years, sitting in the How Sun / Bartley pocket of District 19 and trying to choose between four directly competing developments under a S$2.5 million quantum (as of 2026-05). Three of those options — Botanique at Bartley, Bartley Ridge, Bartley Residences — are 99-year leasehold; one, The Gazania, is freehold. That single tenure variable reframes the entire decision. The Gazania is a 250-unit freehold development completed in 2021 by the Sing Holdings and SLB Development joint venture, sited along How Sun Drive an eight-minute walk from Bartley MRT on the Circle Line (CCL). Freehold supply in District 19 is structurally thin — the bulk of new launches in Hougang, Serangoon, and Bartley over the past decade have been 99-year leasehold — so any freehold offering inside the CCL walking radius commands attention from family buyers who weight intergenerational wealth transfer above headline yield. This editorial review benchmarks The Gazania across six dimensions (location, schools, transport, developer covenant, comparable competition, and risk) so you can decide whether the freehold premium is rationally priced against the three leasehold D19 alternatives. Model your full quantum with the mortgage calculator and stamp duty calculator as you work through the analysis.
The Gazania sits along How Sun Drive in the How Sun / Bartley sub-pocket of District 19 (as of 2026-05) — a quiet residential enclave bounded by Upper Paya Lebar Road to the north, Bartley Road to the south, and Upper Serangoon Road to the east. The address is an eight-minute walk to Bartley MRT on the Circle Line, which provides a direct ring-route connection to Serangoon (NEL interchange), Bishan (NSL interchange), and Paya Lebar (EWL interchange) without requiring a city-bound trunk-line transfer. That CCL access is materially undervalued by first-time D19 buyers who default to NEL or EWL frontage as the proxy for connectivity. The immediate walking radius covers Maris Stella High School (primary and secondary sections), Bartley Secondary School, and Paya Lebar Methodist Girls' School (primary) — a school catchment density that anchors family-buyer demand against the broader CCR-OCR gradient. The trade-off is How Sun Drive's positioning between two arterial roads (Upper Paya Lebar Road and Bartley Road), which introduces a traffic-noise variable that west-facing stacks must price in. Visualise the District 19 PSF landscape via the price heatmap and validate transit reach to the CBD via the commute-time map before drawing your own conclusions on the address premium.
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.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | secondary | Within 1 km |
| Red Swastika School | primary | Within 1 km |
| Zhonghua Secondary School | secondary | ~1.1 km |
| Cedar Girls' Secondary School | secondary | ~1.2 km |
| Zhonghua Primary School | primary | ~1.2 km |
| Cedar Primary School | primary | ~1.2 km |
| Montfort Junior School | primary | ~1.5 km |
| Montfort Secondary School | secondary | ~1.6 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 47 | $2,301 | $1,033,170 |
| 1 BR | 75 | $2,264 | $1,494,360 |
| 2 BR | 31 | $2,155 | $1,908,677 |
| 3 BR | 57 | $2,131 | $2,363,614 |
| 4 BR | 15 | $1,849 | $3,345,081 |
| 5 BR | 1 | $1,878 | $3,700,000 |
Pricing & Market Position
Based on 226 recorded transactions, sale prices range from $860,000 to $4,200,000, averaging $1,807,112 (~$2,275 psf).
Rents range from $2,900 to $9,200 per month across 190 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 1.2% (from $2,083 to $2,057 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE GAZANIA | Freehold | 2021 | 250 | $2,275 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
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)
Pros (as of 2026-05): (1) Freehold tenure in District 19 — the headline scarcity asset, eliminating the lease-decay discount curve that Botanique at Bartley, Bartley Ridge, and Bartley Residences will all face from approximately year 30 of their respective 99-year leases; quantify the gap with the lease decay calculator. (2) Circle Line access via Bartley MRT — an eight-minute walk delivers ring-route connectivity that bypasses CBD-bound trunk-line congestion and reaches Serangoon (NEL), Bishan (NSL), and Paya Lebar (EWL) interchanges without transfer. (3) Low-density boutique scale — 250 units preserves a higher facility-to-resident ratio than the 700-to-800-unit leasehold peers, which translates to less queueing for pool, gym, and BBQ facilities and a more discreet residential experience. (4) School catchment — Maris Stella High (primary and secondary), Paya Lebar Methodist Girls', and Bartley Secondary fall within walkable or short-drive radius; the MOE P1 registration framework rewards 1km and 2km radius placement (verify with MOE as of 2026-05). (5) District 19 freehold rarity — a structural supply constraint that supports long-term resale-pricing discipline.
Risks (as of 2026-05): (1) Boutique resale thinness — the 250-unit pool means materially fewer comparable transactions per quarter versus the 700-to-868-unit Bartley leasehold peers, widening bid-ask spreads and slowing exit velocity. (2) How Sun Drive arterial road noise — the development's positioning between Upper Paya Lebar Road and Bartley Road introduces traffic-noise exposure that west-facing and lower-floor stacks must price in. (3) ABSD investor friction — Additional Buyer's Stamp Duty stands at 60% for foreign buyers per the IRAS ABSD framework (as of 2026-05), and the second-property ABSD rate for Singapore Citizens is 20%, structurally narrowing the investor buyer pool. (4) Smaller developer brand premium — Sing Holdings and SLB Development are credible mid-cap Singapore developers but do not command the resale-signalling premium of the major listed conglomerates that drives institutional buyer confidence. (5) D19 rental yield compression — gross yields in the Bartley belt trail farther-OCR alternatives at similar quantum; model your scenario with the cash flow calculator. Run the full quantum through the affordability calculator and TDSR calculator before committing.
To pressure-test The Gazania's pricing, we benchmark against three direct District 19 competitors in the Bartley corridor — all leasehold (as of 2026-05). Botanique at Bartley (797 units, 99-year leasehold, TOP 2017) is the volume comparable: a UOL Group development with a much deeper resale book that provides reliable price discovery on Bartley-area PSF. Its 797-unit count means significantly more comparable transactions per quarter, narrower bid-ask spreads, and better visibility into rental absorption. Bartley Ridge (868 units, 99-year leasehold, TOP 2016) sits closer to Bartley MRT on the opposite side of the line, a Hong Leong Holdings development with similar scale-driven liquidity advantages. Bartley Residences (702 units, 99-year leasehold, TOP 2015) anchors the older end of the cohort — by 2026-05 it has nine years of post-TOP transaction history, giving the deepest comparative dataset for resale velocity in the Bartley belt. Cross-check the four against each other via the comparison tool and verify live caveat data through URA (as of 2026-05). The pattern: The Gazania trades at a freehold premium versus all three leasehold peers, but the premium is moderated by its smaller 250-unit resale pool, which means fewer comparable transactions per quarter and structurally wider bid-ask spreads. The ROI calculator lets you model holding-period returns across the freehold-versus-leasehold axis using your own rental and exit-price assumptions, while the lease decay calculator quantifies the leasehold-cohort discount curve from approximately year 30 of the lease onwards.
Who The Gazania fits best
The Gazania suits three buyer archetypes most cleanly (as of 2026-05):
- End-user families who value the development's facility load and intend to occupy for 5+ years — the strengths and risks blocks above outline the day-to-day liveability case.
- Yield investors with HDB+1 portfolios who want OCR/RCR diversification — verify the gross-yield maths via our rental-yield calculator before committing.
- HDB upgraders graduating from a 5-room flat, who need to confirm TDSR headroom and ABSD-remission eligibility — the affordability calculator models the full cash + CPF stack.
This project is less suitable for foreign buyers facing the 60% ABSD ceiling unless under qualifying tax treaty, and for short-hold flippers given Singapore's seller's stamp duty cliff in the first three years.
Editorial verdict (as of 2026-05): The Gazania is best positioned for Singapore Citizen or Permanent Resident family buyers with S$2.0M to S$2.5M quantum capacity who place intergenerational wealth transfer above headline rental yield and want freehold tenure in a District 19 micro-market dominated by 99-year leasehold supply. The thesis hinges on three structural factors: (1) freehold rarity in the Bartley corridor, (2) Circle Line access via Bartley MRT that bypasses CBD-trunk-line congestion, and (3) the Maris Stella High and Paya Lebar Methodist Girls' school catchment. The low-density 250-unit boutique scale is a lifestyle positive but creates a resale-liquidity trade-off versus the 700-to-868-unit Botanique at Bartley, Bartley Ridge, and Bartley Residences cohort. We would not recommend The Gazania to pure-yield investors (D19 rental yields trail farther-OCR alternatives), to buyers who require fast exit velocity (the boutique resale pool means slower bid-ask convergence), or to foreign buyers without ABSD remission pathways (the 60% IRAS gate is a structural drag). Before committing, validate three things: (a) live resale caveats on the 250-unit pool via URA data (as of 2026-05) to confirm bid-ask spreads versus the Bartley leasehold cohort, (b) MOE catchment confirmation for your target primary school, and (c) full quantum modelling via the total cost calculator, stamp duty calculator, and mortgage calculator. Side-by-side the three Bartley leasehold peers using the comparison tool and visualise the broader D19 landscape via the price heatmap before finalising your shortlist.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
The Gazania's hard specifications drive the investment thesis (as of 2026-05). Tenure is freehold — the headline scarcity factor in District 19, where the dominant cohort of post-2015 new launches in the Bartley, Hougang, and Serangoon micro-markets came 99-year leasehold. Unit count is 250, placing The Gazania firmly inside the boutique category by Singapore market convention (boutique typically defined as below 300 units). TOP year was 2021, so the development is now four years post-completion and inside its first major resale liquidity cycle. Developer was the joint venture between Sing Holdings Limited (SGX-listed) and SLB Development (formerly Lian Beng Group's residential arm) — two established Singapore developers with multi-project track records, though neither carries the global brand premium of the major listed conglomerates. Unit mix skews to family configurations (2BR through 4BR layouts) consistent with the How Sun / Bartley family-buyer demographic. The MAS TDSR framework caps total debt servicing at 55% of gross monthly income (as of 2026-05), which means a S$2.5M quantum typically requires a dual-income household above S$18K monthly or significant cash equity to clear the affordability gate. Reference current transaction comps via URA caveat data (as of 2026-05) and stress-test your total acquisition cost with the total cost calculator and freehold-versus-leasehold trade-off with the lease decay calculator.