Resale Project Scorecard
Far Horizon Gardens
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 1986 · 270 units
Grade A, 7.32 out of 10, the 17th highest score among 44 resale condos in District 20.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 55 yrs
- Resales, 12 months to Oct 2026
- 5
- To Lentor MRT
- 80 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Far Horizon Gardens Score
- A
- Grade
- Score out of 10
- 7.32
- Highest score among 44 resale condos in District 20
- 17th
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: tenure, future transformation.
Project's Historical Performance25%7/10
Avg Ann. of +3.84% — near-median performance within its 1986-era cohort (66th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Anderson Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Anderson Primary School
- Mayflower Primary School
- CHIJ St. Nicholas Girls' School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
270 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%10/10
80 m from Lentor MRT (TE5) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 2.99% — below-average income return.
The district median is 3/10.
Tenure10%4/10
99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 1.98km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Far Horizon Gardens scores 7.32
Far Horizon Gardens scores 7.32 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 249th of 2,350 resale condos scored in Singapore and 17th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoFar Horizon Gardens | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 37% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 84% of district |
| Project Size16% | 8/10 | 7.5/10 | +0.08 | 51% of district |
| MRT Proximity13% | 10/10 | 9/10 | +0.13 | 74% of district |
| Rental Yield10% | 4/10 | 3/10 | +0.10 | 58% of district |
| Tenure10% | 4/10 | 8/10 | −0.40 | 5% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Far Horizon Gardens and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Far Horizon Gardens Prices
By unit type at Far Horizon Gardens
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,152 sq ft | 1,152 sq ft | $1.10M to $1.35M | $1,045 psf | 3 |
| 3-bedroom1,948 sq ft | 1,948 sq ft | $2.15M | $1,104 psf | 2 |
Past transactions at Far Horizon Gardens
28 resales, Nov 2021 to Oct 2026 · median $1,095 psf · $1,100,000 to $3,188,000 · 23 of the 23 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Jul 2026 | 7 Ang Mo Kio Avenue 9 | 1 | #01-03032BR · Blk 7 | 2BR | 1,292 | $1,045 | $1,350,000 | Resale |
| 20 Apr 2026 | 1 Ang Mo Kio Avenue 9 | 6 | #06-02023BR · Blk 1 | 3BR | 1,948 | $1,078 | $2,100,000 | Resale |
| 2 Jan 2026 | 9 Ang Mo Kio Avenue 9 | 2 | #02-02022BR · Blk 9 | 2BR | 1,152 | $955 | $1,100,000 | Resale |
| 2 Dec 2025 | 15 Ang Mo Kio Avenue 9 | 4 | #04-01013BR · Blk 15 | 3BR | 1,948 | $1,129 | $2,200,000 | Resale |
| 6 Nov 2025 | 11 Ang Mo Kio Avenue 9 | 4 | #04-06062BR · Blk 11 | 2BR | 1,152 | $1,085 | $1,250,000 | Resale |
| 17 Sep 2025 | 11 Ang Mo Kio Avenue 9 | 9 | #09-01013BR · Blk 11 | 3BR | 1,948 | $1,152 | $2,243,888 | Resale |
| 3 Sep 2025 | 15 Ang Mo Kio Avenue 9 | 8 | #08-03033BR · Blk 15 | 3BR | 2,002 | $1,124 | $2,250,000 | Resale |
| 6 Aug 2025 | 7 Ang Mo Kio Avenue 9 | 6 | #06-02023BR · Blk 7 | 3BR | 1,948 | $1,129 | $2,200,000 | Resale |
| 20 Jun 2025 | 15 Ang Mo Kio Avenue 9 | 6 | #06-01013BR · Blk 15 | 3BR | 1,948 | $1,119 | $2,180,000 | Resale |
| 22 May 2025 | 15 Ang Mo Kio Avenue 9 | 5 | #05-03033BR · Blk 15 | 3BR | 2,002 | $1,239 | $2,480,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,552 psf |
| Feb–Apr 2022 | — | — | $1,566 psf |
| May–Jul 2022 | 2 | $940 psf | $1,548 psf |
| Aug–Oct 2022 | 1 | — | $1,664 psf |
| Nov 2022 – Jan 2023 | 2 | $1,028 psf | $1,709 psf |
| Feb–Apr 2023 | 1 | — | $1,741 psf |
| May–Jul 2023 | 1 | — | $1,768 psf |
| Aug–Oct 2023 | 1 | — | $1,689 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,754 psf |
| Feb–Apr 2024 | 3 | $1,085 psf | $1,803 psf |
| May–Jul 2024 | — | — | $1,777 psf |
| Aug–Oct 2024 | 1 | — | $1,875 psf |
| Nov 2024 – Jan 2025 | 2 | $1,164 psf | $1,835 psf |
| Feb–Apr 2025 | 3 | $1,094 psf | $1,876 psf |
| May–Jul 2025 | 2 | $1,179 psf | $1,853 psf |
| Aug–Oct 2025 | 3 | $1,129 psf | $1,947 psf |
| Nov 2025 – Jan 2026 | 3 | $1,085 psf | $2,048 psf |
| Feb–Apr 2026 | 1 | — | $1,894 psf |
| May–Jul 2026 | 1 | — | $2,002 psf |
| Aug–Oct 2026 | — | — | $1,977 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +5.0% a year, ranked 10 of 24 in D20 and 98 of 715 condos. See the most profitable condos in D20 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Far Horizon Gardens Rent
- Median rent a month
- $3,700 to $5,400
- Gross yield
- 3.0% to 3.6%
- Rental contracts
- 28
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,700 | $3,600 to $4,000 | 3.6% | 23 |
| 3-bedroom | $5,400 | $5,400 to $5,600 | 3.0% | 5 |
Rental contracts at Far Horizon Gardens
29 contracts, Sep 2025 to Aug 2026 · median $3,900 a month · $2,800 to $7,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $3,600 |
| Aug 2026 | 2BR | 1,200 to 1,300 sq ft | $4,000 |
| Aug 2026 | 2BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,900 to 2,000 sq ft | $5,200 |
| Aug 2026 | 3BR | 1,900 to 2,000 sq ft | $5,700 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $3,800 |
| Jul 2026 | 2BR | 1,200 to 1,300 sq ft | $4,000 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,900 to 2,000 sq ft | $5,600 |
| Jun 2026 | 2BR | 1,100 to 1,200 sq ft | $3,700 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Far Horizon Gardens By stack
- Highest, stack 01
- $1,129 psf
- Lowest, stack 06
- $1,031 psf
- Stacks with 2+ resales
- 6
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,129 psf | 1,948 sq ft | Levels 4 to 9 | 3 |
| 02 | $1,078 psf | 1,948 sq ft | Levels 2 to 11 | 7 |
| 03 | $1,078 psf | 1,695 sq ft | Levels 1 to 8 | 10 |
| 05 | $1,095 psf | 1,152 sq ft | Levels 1 to 4 | 4 |
| 06 | $1,031 psf | 1,152 sq ft | Levels 2 to 4 | 2 |
| 07 | $1,093 psf | 1,222 sq ft | Levels 1 to 3 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Far Horizon Gardens Notes
How these numbers are worked out
- Grade A places Far Horizon Gardens in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,078 psf at Far Horizon Gardens against $1,990 psf across District 20, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,127 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 5 resale caveats at Far Horizon Gardens ranged from $955 psf to $1,129 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1986, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Lentor MRT (TE5), 80 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Far Horizon Gardens for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.