Henley Gardens
6 filed transactions · District 19 · OCR
S$2,755k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $2,755,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month6 months with a sale
The transactions behind those figures6 of 6
Nothing modelled — these are the filed sales.
What the floor is worth
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.
Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.
Every band in District 19, 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.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,519 | 1,912 |
| 06-10 | S$1,566 | 1,301 |
| 11-15 | S$1,575 | 1,203 |
| 16-20 | S$1,691 | 520 |
| 21-25 | S$2,586 | 52 |
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.
- Xinmin Primary School392m
- Montfort Junior School972m on the 1km line
8 more between 1km and 2km
- Rosyth School1.0km
- Hougang Primary School1.1km
- Yio Chu Kang Primary School1.2km
- Holy Innocents' Primary School1.3km
- Xinghua Primary School1.4km
- Zhonghua Primary School1.7km
- Punggol Primary School1.7km
- CHIJ Our Lady of the Nativity1.7km
- Kovan876m
- Hougang1.1km
- Hawker centreCi Yuan Hawker Centre828m
- ParkRichards Ave PK777m
- Other schoolsXinmin Secondary School521m
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
From 68 filed sales — the 20 most recent at each project, which is all this index keeps.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Poh Huat Gardens | 234m | 2026-08 | — | 308 sqm | $1,540 |
| Landed · Poh Huat Road | 168m | 2026-07 | — | 208 sqm | $1,783 |
| Landed · Jalan Tani | 249m | 2026-07 | — | 186 sqm | $1,994 |
| Landed · Jalan Arif | 87m | 2026-06 | — | 287 sqm | $1,743 |
| The Top Residence | 224m | 2026-06 | — | 253 sqm | $1,193 |
| Landed · Jalan Arif | 87m | 2026-04 | — | 518 sqm | $1,220 |
| Landed · Jalan Tani | 249m | 2026-04 | — | 247 sqm | $1,762 |
| Landed · Poh Huat Road | 168m | 2026-03 | — | 158 sqm | $2,393 |
| Landed · Poh Huat Road | 168m | 2026-03 | — | 210 sqm | $2,006 |
| The Top Residence | 224m | 2026-03 | — | 253 sqm | $1,189 |
| Landed · Kang Choo bin Road | 268m | 2026-03 | — | 316 sqm | $1,588 |
| D'Zire | 97m | 2026-01 | 01-05 | 106 sqm | $1,472 |
| Landed · Jalan Arif | 87m | 2025-12 | — | 174 sqm | $2,182 |
| Landed · Robey Crescent | 122m | 2025-12 | — | 408 sqm | $1,400 |
| Landed · Poh Huat Road | 168m | 2025-10 | — | 265 sqm | $2,086 |
| D'Zire | 97m | 2025-08 | 01-05 | 48 sqm | $1,539 |
| Landed · Poh Huat Road | 168m | 2025-06 | — | 211 sqm | $2,738 |
The 17 most recent are listed, out of 68 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°
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.
6 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2025-01-14 | 35m | 273° W | 3 storeys | Proposed new erection of a 3-storey envelope control intermediate terrace dwelling house on lot 04863l mk22 at 10c rob… |
| 2025-12-09 | 35m | 273° W | 3 storeys | Proposed amendment to approved new erection of a 3-storey envelope control intermediate terrace dwelling house with at… |
| 2025-07-04 | 108m | 274° W | — | Proposed subdivision of land into 2 plots |
| 2026-07-14 | 199m | 251° WSW | 3 storeys | Proposed amendment to the approved reconstruction of 2-storey intermediate terrace house to a 3-storey envelope contro… |
| 2026-07-16 | 199m | 251° WSW | 3 storeys | Proposed amendment to the approved reconstruction of 2-storey intermediate terrace house to a 3-storey envelope contro… |
| 2026-07-16 | 199m | 251° WSW | 3 storeys | Proposed amendment to the approved reconstruction of 2-storey intermediate terrace house to a 3-storey envelope contro… |
The land under Henley Gardens
HDB put this parcel out to tender and names Henley Gardens as what was built on it. Everything below is from that tender: the dates, the winning price, and the 2 bids that came in.
- Tender launched31 May 1996
- Tender closed25 Jul 19962 bids received
- Awarded6 Sep 1996Yeo Hiap Seng Ltd
- Winning tenderS$18,889,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Hougang S5a Hougang Avenue 2
- Site area
- 11,568 sq m
- Lease
- 99 yrs
- Plot ratio
- —
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 2, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Yeo Hiap Seng Ltd | S$18,889,000 | — |
| 2 | SSL Properties Pte Ltd | S$12,408,960 | S$6,480,040 · 34.3% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 6 Sep 1996 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Henley Gardens”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.