Gardenvista

72 filed transactions · District 21 · RCR

Median, per square foot
1,803 psf
Observed range
$1,287 — $2,115 psf
S$2,014k median price

99 yrs lease commencing from 1999 · 72 filed transactions

▼ 4.6% vs 12 months ago
S$2,014k
Median price
72
Filed transactions
46%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Mar '24 · S$2,140kMay '26 · S$1,733k

The transactions behind those figures20 of 72

Nothing modelled — these are the filed sales.

88 sqm · floor 01-05Condominium · Resale · 2026-05
S$1,733,000$1830 psf
83 sqm · floor 01-05Condominium · Resale · 2026-04
S$1,280,000$1433 psf
86 sqm · floor 01-05Condominium · Resale · 2026-04
S$1,800,000$1944 psf
106 sqm · floor 01-05Condominium · Resale · 2026-03
S$2,230,000$1954 psf
125 sqm · floor 06-10Condominium · Resale · 2026-02
S$2,790,000$2074 psf
105 sqm · floor 01-05Condominium · Resale · 2026-02
S$2,350,000$2079 psf
108 sqm · floor 06-10Condominium · Resale · 2025-11
S$2,393,888$2059 psf
105 sqm · floor 06-10Condominium · Resale · 2025-10
S$2,390,000$2115 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 21, typical project+8.5%

Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 21, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,9401,526
06-10S$2,097997
11-15S$2,457382
16-20S$2,582276
21-25S$2,642185

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
King Albert Park
389m
Primary schools within 1km
2
nearest 486m
Primary schools · straight-line distance
  • Pei Hwa Presbyterian Primary School486m
  • Methodist Girls' School (Primary)642m
1 more between 1km and 2km
  • Bukit Timah Primary School1.5km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • King Albert Park389m
  • Beauty World571m
  • Sixth Avenue2.0km
Also nearby
  • Hawker centreBukit Timah Market483m
  • ParkMayfair PK403m
  • Other schoolsMethodist Girls' School (Secondary)642m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

8projects within 300m
$1,244–$2,121the middle half, per sq ft
$1,949median of those sales

From 145 filed sales — the 20 most recent at each project, which is all this index keeps. 5 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Jardin45m2026-0801-05117 sqm$1,667
Jardin45m2026-0801-0597 sqm$1,963
Mayfair Modern163m2026-0801-0564 sqm$2,189
Mayfair Gardens105m2026-0701-0560 sqm$1,949
Mayfair Modern163m2026-0701-0589 sqm$2,463
Sherwood Tower254m2026-0701-0577 sqm$1,128
The Blossomvale292m2026-0706-10126 sqm$2,323
Jardin45m2026-0601-05102 sqm$2,113
Mayfair Gardens105m2026-0601-0560 sqm$1,982
Mayfair Modern163m2026-0606-1075 sqm$2,252
The Blossomvale292m2026-0601-05127 sqm$2,048
Jardin45m2026-0506-10160 sqm$2,140
Jardin45m2026-0501-05105 sqm$2,017
Mayfair Gardens105m2026-0501-0594 sqm$2,323
Suites de Laurel143m2026-0501-05126 sqm$1,327

The 15 most recent are listed, out of 145 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,014,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,014,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$46,705
Cash in handS$1,584,879
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.