Artist's impression of the drop-off at The Garden Residences at dusk: a tall tree in a planted island under a curved canopy hung with greenery, bronze columns, and the glass and balconies of the 15-storey towers behind

AGrade

Resale Project Scorecard

The Garden Residences

D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2021 · 613 units

Grade A, 7.34 out of 10, the 52nd highest score among 180 resale condos in District 19.

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: 90 yrs
Resales, 12 months to Oct 2026: 32
To Serangoon MRT: 1.6 km

Artist's impression: Gardens Development Pte. Ltd. (Keppel Land and Wing Tai Asia)

The Garden Residences Score

A
Grade
Score out of 10: 7.34
Highest score among 180 resale condos in District 19: 52nd

Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: MRT access.

Project's Historical Performance25%6/10

Avg Ann. of +3.13% — near-median performance within its 2021-era cohort (59th percentile).

The district median is 7/10.

Primary School Effect20%10/10

2 primary schools within 1km (nearest: Zhonghua Primary School at 0.54km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

Zhonghua Primary School
Rosyth School

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%10/10

613 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 3/10.

MRT Proximity13%2/10

1.6 km from Serangoon MRT (NE12 / CC13) — weaker MRT access, likely requires bus or car for most trips.

The district median is 7.5/10.

Rental Yield10%8/10

Rental yield of 4.03% — strong income return.

The district median is 5/10.

Tenure10%9/10

99YR tenure — about 90 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%5/10

Moderate future-catalyst exposure — nearest meaningful driver: Serangoon North MRT (CR9, CRL1) at 0.60km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.

The district median is 4/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why The Garden Residences scores 7.34

The Garden Residences scores 7.34 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 245th of 2,350 resale condos scored in Singapore and 52nd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is MRT Proximity (2/10).

Factor	This condoThe Garden Residences	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	6/10	7/10	−0.25	35% of district
Primary School Effect20%	10/10	9/10	+0.20	60% of district
Project Size16%	10/10	3/10	+1.12	83% of district
MRT Proximity13%	2/10	7.5/10	−0.71	0% of district
Rental Yield10%	8/10	5/10	+0.30	87% of district
Tenure10%	9/10	10/10	−0.10	34% of district
Future Transformation6%	5/10	4/10	+0.06	77% of district

Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Garden Residences and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

The Garden Residences Prices

By unit type at The Garden Residences

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom517 sq ft	517 sq ft	$815,000 to $903,888	$1,749 psf	3
2-bedroom614 sq ft	614 sq ft	$1.10M to $1.32M	$1,891 psf	13
3-bedroom797 sq ft	797 sq ft	$1.41M to $2.06M	$1,893 psf	10
4-bedroom1,195 sq ft	1,195 sq ft	$2.23M to $2.42M	$1,982 psf	3
5-bedroom1,539 sq ft	1,539 sq ft	$3.08M	$1,998 psf	2

Past transactions at The Garden Residences

Unit

32 resales, Nov 2025 to Oct 2026 · median $1,891 psf · $815,000 to $3,100,000 · all 32 sold at a profit

								Sale
25 Sep 2026	7 Serangoon North View	6	#06-33332BR · Blk 7	2BR	614	$1,858	$1,140,000	Resale
21 Aug 2026	9 Serangoon North View	12	#12-39393BR · Blk 9	3BR	904	$2,135	$1,930,000	Resale
24 Jul 2026	5 Serangoon North View	2	#02-26263BR · Blk 5	3BR	1,001	$2,058	$2,060,000	Resale
23 Jul 2026	1 Serangoon North View	9	#09-09091BR · Blk 1	1BR	452	$1,803	$815,000	Resale
20 Jul 2026	7 Serangoon North View	11	#11-29292BR · Blk 7	2BR	689	$1,916	$1,320,000	Resale
6 Jul 2026	9 Serangoon North View	5	#05-40402BR · Blk 9	2BR	614	$1,842	$1,130,000	Resale
9 Jun 2026	3 Serangoon North View	12	#12-23233BR · Blk 3	3BR	797	$1,908	$1,520,000	Resale
8 Jun 2026	5 Serangoon North View	4	#04-27275BR · Blk 5	5BR	1,539	$1,981	$3,050,000	Resale
5 Jun 2026	1 Serangoon North View	9	#09-14141BR · Blk 1	1BR	517	$1,749	$903,888	Resale
29 May 2026	5 Serangoon North View	4	#04-25254BR · Blk 5	4BR	1,195	$1,982	$2,368,000	Resale

Median PSF by month

The Garden ResidencesD19, all resale condos

Show as a table

Period	Sales	Median PSF	D19
Nov 2025	5	$1,891 psf	$1,614 psf
Dec 2025	3	$1,794 psf	$1,637 psf
Jan 2026	1	—	$1,627 psf
Feb 2026	4	$1,885 psf	$1,597 psf
Mar 2026	—	—	$1,652 psf
Apr 2026	8	$1,866 psf	$1,646 psf
May 2026	2	$1,937 psf	$1,599 psf
Jun 2026	3	$1,908 psf	$1,640 psf
Jul 2026	4	$1,879 psf	$1,674 psf
Aug 2026	1	—	$1,642 psf
Sep 2026	1	—	$1,612 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +2.9% a year, ranked 58 of 78 in D19 and 445 of 715 condos. See the most profitable condos in D19 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

The Garden Residences Rent

Median rent a month: $2,900 to $4,130
Gross yield: 3.3% to 4.0%
Rental contracts: 106

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$2,900	$2,800 to $3,000	4.0%	62
2-bedroom	$3,550	$3,400 to $3,690	3.6%	26
3-bedroom	$4,130	$4,000 to $4,200	3.3%	18

Rental contracts at The Garden Residences

108 contracts, Sep 2025 to Aug 2026 · median $3,100 a month · $2,600 to $6,800

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$2,800
Aug 2026	1BR	400 to 500 sq ft	$2,800
Aug 2026	1BR	400 to 500 sq ft	$2,800
Aug 2026	1BR	400 to 500 sq ft	$3,000
Aug 2026	1BR	500 to 600 sq ft	$3,100
Aug 2026	1BR	500 to 600 sq ft	$3,100
Aug 2026	1BR	400 to 500 sq ft	$3,150
Aug 2026	2BR	600 to 700 sq ft	$3,400
Aug 2026	2BR	600 to 700 sq ft	$3,400
Aug 2026	2BR	600 to 700 sq ft	$3,600

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

The Garden Residences By stack

Highest, stack 26: $2,042 psf
Lowest, stack 14: $1,672 psf
Stacks with 2+ resales: 42

Stack	Median PSF	Size	Sold on	Sales
01	$1,740 psf	452 sq ft	Levels 2 to 14	6
02	$1,833 psf	786 sq ft	Levels 5 to 14	4
03	$1,896 psf	786 sq ft	Levels 4 to 14	5
04	$1,789 psf	452 sq ft	Levels 8 to 14	7
05	$1,787 psf	452 sq ft	Levels 6 to 13	5
06	$1,688 psf	565 sq ft	Levels 8 to 15	2
07	$1,747 psf	517 sq ft	Levels 4 to 14	6
08	$1,790 psf	517 sq ft	Levels 7 to 15	3

Show the other 34 stacks

Stack	Median PSF	Size	Sold on	Sales
09	$1,803 psf	452 sq ft	Levels 6 to 11	3
10	$1,727 psf	452 sq ft	Levels 3 to 11	5
11	$1,820 psf	786 sq ft	Levels 2 to 14	6
12	$1,807 psf	786 sq ft	Levels 2 to 15	11
13	$1,692 psf	614 sq ft	Levels 2 to 14	5
14	$1,672 psf	533 sq ft	Levels 2 to 9	2
15	$1,755 psf	517 sq ft	Levels 3 to 12	6
16	$1,752 psf	452 sq ft	Levels 3 to 14	4
17	$1,814 psf	689 sq ft	Levels 4 to 14	7
18	$1,839 psf	807 sq ft	Levels 4 to 13	5
19	$1,913 psf	904 sq ft	Levels 7 to 14	3
20	$1,915 psf	614 sq ft	Levels 3 to 14	3
21	$1,874 psf	614 sq ft	Levels 7 to 15	6
23	$1,789 psf	797 sq ft	Levels 2 to 12	6
24	$1,749 psf	689 sq ft	Levels 2 to 15	8
25	$1,891 psf	1,195 sq ft	Levels 2 to 12	6
26	$2,042 psf	1,195 sq ft	Levels 2 to 13	4
27	$1,834 psf	1,539 sq ft	Levels 4 to 15	6
28	$1,949 psf	1,539 sq ft	Levels 6 to 11	3
29	$1,833 psf	689 sq ft	Levels 3 to 13	6
30	$1,898 psf	1,120 sq ft	Levels 4 to 12	4
31	$1,888 psf	1,141 sq ft	Levels 2 to 7	2
32	$1,895 psf	614 sq ft	Levels 3 to 14	6
33	$1,901 psf	614 sq ft	Levels 6 to 14	7
35	$1,750 psf	797 sq ft	Levels 2 to 14	4
36	$1,807 psf	689 sq ft	Levels 4 to 14	6
37	$1,822 psf	689 sq ft	Levels 2 to 14	4
38	$1,880 psf	904 sq ft	Levels 2 to 15	9
39	$1,980 psf	904 sq ft	Levels 3 to 14	6
40	$1,842 psf	614 sq ft	Levels 1 to 13	9
41	$1,880 psf	614 sq ft	Levels 8 to 9	2
42	$1,884 psf	797 sq ft	Levels 1 to 15	6
43	$1,802 psf	797 sq ft	Levels 3 to 14	5
44	$1,840 psf	689 sq ft	Levels 7 to 13	4

Where each stack sits, what it faces and its floor plan, in 3D →

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

The Garden Residences Floor plans

15 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom3 plans · 452 to 614 sq ft

Floor plan of The Garden Residences type A1 / A1-P / A1-R, 1-Bedroom, 452 to 570 sq ft — Type A1 / A1-P / A1-R1-Bedroom · 452 to 570 sq ft · 83 homesFull page ↗

Floor plan of The Garden Residences type A2-P, 1-Bedroom, 463 sq ft — Type A2-P1-Bedroom · 463 sq ft · 3 homesFull page ↗

Floor plan of The Garden Residences type A3S / A3S-P / A3S-R, 1-Bedroom + Study, 517 to 614 sq ft — Type A3S / A3S-P / A3S-R1-Bedroom + Study · 517 to 614 sq ft · 68 homesFull page ↗

2-Bedroom3 plans · 614 to 829 sq ft

Floor plan of The Garden Residences type B1 / B1-P / B1-R, 2-Bedroom, 614 to 732 sq ft — Type B1 / B1-P / B1-R2-Bedroom · 614 to 732 sq ft · 94 homesFull page ↗

Floor plan of The Garden Residences type B2S / B2S-P / B2S-R, 2-Bedroom + Study, 689 to 829 sq ft — Type B2S / B2S-P / B2S-R2-Bedroom + Study · 689 to 829 sq ft · 84 homesFull page ↗

Floor plan of The Garden Residences type B1-R1, 2-Bedroom, 732 sq ft — Type B1-R12-Bedroom · 732 sq ft · 3 homesFull page ↗

3-Bedroom5 plans · 786 to 1,163 sq ft

Floor plan of The Garden Residences type C2 / C2-P / C2-R, 3-Bedroom, 786 to 1,033 sq ft — Type C2 / C2-P / C2-R3-Bedroom · 786 to 1,033 sq ft · 56 homesFull page ↗

Floor plan of The Garden Residences type C1 / C1-P / C1-R, 3-Bedroom, 797 to 1,044 sq ft — Type C1 / C1-P / C1-R3-Bedroom · 797 to 1,044 sq ft · 57 homesFull page ↗

Floor plan of The Garden Residences type C3 / C3-P / C3-R, 3-Bedroom, 807 to 1,066 sq ft — Type C3 / C3-P / C3-R3-Bedroom · 807 to 1,066 sq ft · 14 homesFull page ↗

Floor plan of The Garden Residences type C4S / C4S-P / C4S-R, 3-Bedroom + Study, 904 to 1,163 sq ft — Type C4S / C4S-P / C4S-R3-Bedroom + Study · 904 to 1,163 sq ft · 42 homesFull page ↗

Floor plan of The Garden Residences type C5S-P, 3-Bedroom + Study, 1,001 sq ft — Type C5S-P3-Bedroom + Study · 1,001 sq ft · 2 homesFull page ↗

4-Bedroom3 plans · 1,119 to 1,561 sq ft

Floor plan of The Garden Residences type D1S / D1S-P / D1S-R, 4-Bedroom + Study, 1,119 to 1,442 sq ft — Type D1S / D1S-P / D1S-R4-Bedroom + Study · 1,119 to 1,442 sq ft · 54 homesFull page ↗

Floor plan of The Garden Residences type D2 / D2-R, 4-Bedroom Deluxe, 1,195 to 1,561 sq ft — Type D2 / D2-R4-Bedroom Deluxe · 1,195 to 1,561 sq ft · 25 homesFull page ↗

Floor plan of The Garden Residences type D3-P, 4-Bedroom Deluxe, 1,421 sq ft — Type D3-P4-Bedroom Deluxe · 1,421 sq ft · 1 homeFull page ↗

5-Bedroom1 plan · 1,539 to 1,981 sq ft

Floor plan of The Garden Residences type E1 / E1-P / E1-R, 5-Bedroom, 1,539 to 1,981 sq ft — Type E1 / E1-P / E1-R5-Bedroom · 1,539 to 1,981 sq ft · 27 homesFull page ↗

Floor plans: Gardens Development Pte. Ltd., The Garden Residences e-brochure. Developer's plans, approximate and subject to change.

The Garden Residences Site plan

Every block in 3D, with the sun on each home →

Site plan: Gardens Development Pte. Ltd. Developer's illustration, subject to change.

The Garden Residences Notes

How these numbers are worked out

Grade A places The Garden Residences 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: $1,891 psf at The Garden Residences against $1,635 psf across District 19, 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 $1,822 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
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 32 resale caveats at The Garden Residences ranged from $1,593 psf to $2,135 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2021, 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 Serangoon MRT (NE12 / CC13), 1.6 km in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 2 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 The Garden Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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The Garden Residences Key facts

District: D19, Hougang, Punggol, Sengkang
Tenure: 99-year leasehold
Lease left: About 90 years
Completed: 2021
Total units: 613
Developer: Gardens Development Pte Ltd

The Garden Residences Nearby

MRT and LRT (5)

Serangoon North (CR9)Being built620 m
Tavistock (CR10)Being built880 m
Serangoon (NE12 / CC13)1.6 km
Kovan (NE13)1.6 km
Lorong Chuan (CC14)1.7 km

Primary schools within 1 km (2)

Zhonghua Primary SchoolWithin 1 km (OneMap, all 6 blocks) · 12 Serangoon Avenue 4540 m
Rosyth SchoolWithin 1 km (OneMap, all 6 blocks) · 21 Serangoon North Avenue 4790 m

Bus stops (5)

Blk 126S'goon Nth Ave 1Buses 315180 m
Opp Blk 127S'goon Nth Ave 1Buses 315190 m
Aft Trinity Meth ChS'goon Gdn WayBuses 73, 136, 315, 317250 m
Opp Trinity Meth ChS'goon Gdn WayBuses 73, 73T, 136, 315, 317260 m
Bef Yio Chu Kang RdS'goon Gdn WayBuses 73, 136, 315, 317320 m

Secondary schools (5)

Serangoon Garden Secondary School21 Serangoon North Avenue 1370 m
Peicai Secondary School10 Serangoon Avenue 4680 m
Bowen Secondary School2 Lorong Napiri910 m
Xinmin Secondary School11 Hougang Avenue 81.6 km
Hougang Secondary School2 Hougang Street 931.8 km

Childcare (5)

Bethany Child Care Centre127 Serangoon North Ave 1, #01-61110 m
PCF Sparkletots Preschool @ Serangoon Blk 125125 Serangoon North Avenue 1 #01-133160 m
Cambridge @ Serangoon Gardens22 Kensington Park Road330 m
Amazing Star Montessori House (Sn)103 Serangoon North Avenue 1, #01-773500 m
PCF Sparkletots Preschool @ Serangoon Blk 141141 Serangoon North Avenue 2, #01-08510 m

Straight-line distances from the nearest block of The Garden Residences, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of The Garden Residences, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

The Garden Residences Similar condos

All 180 in District 19 →

Live on PropertyGuruSee The Garden Residences listings for sale Ask TRIBE on WhatsApp

The Garden Residences Questions

What does The Garden Residences's RPS grade say — and not say — in 2026?

The Garden Residences scores 7.34/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 245th of 2,350 Singapore resale condos and 52nd of 180 in District 19 (Hougang, Punggol, Sengkang). Strong project with clear strengths. Standout strengths: schools, project size. Key weaknesses: MRT access. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does The Garden Residences score Grade A, and what would move it?

A District 19 (Hougang, Punggol, Sengkang) project sitting at the district median on all seven factors would score 6.74; The Garden Residences scores 7.34, 0.60 points above it. It gains most from Project Size (10/10 against a median of 3, +1.12), Rental Yield (8/10 against a median of 5, +0.30) and Primary School Effect (10/10 against a median of 9, +0.20). It gives up most on MRT Proximity (2/10 against a median of 7.5, −0.71), Project's Historical Performance (6/10 against a median of 7, −0.25) and Tenure (9/10 against a median of 10, −0.10). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at The Garden Residences?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 32 resale transactions at The Garden Residences, at a median of $1,891 psf and a median price of $1.31M (range $1,593 psf to $2,135 psf). The median PSF is up 3.8% on the previous 12 months (Nov 2024 – Oct 2025, $1,822 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at The Garden Residences cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 517 sq ft sold for $815,000 to $903,888 (3 sales), 2-bedroom units of about 614 sq ft sold for $1.10M to $1.32M (13 sales), 3-bedroom units of about 797 sq ft sold for $1.41M to $2.06M (10 sales), 4-bedroom units of about 1,195 sq ft sold for $2.23M to $2.42M (3 sales) and 5-bedroom units of about 1,539 sq ft sold at a median of $3.08M (2 sales) at The Garden Residences. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at The Garden Residences, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $2,900 a month (62 contracts, about 4.0% gross yield), 2-bedroom units let at a median of $3,550 a month (26 contracts, about 3.6% gross yield) and 3-bedroom units let at a median of $4,130 a month (18 contracts, about 3.3% gross yield) at The Garden Residences, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is The Garden Residences from the nearest MRT station?

The Garden Residences is about 1.6 km from Serangoon MRT (NE12 / CC13), scoring 2/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Garden Residences compare with Eden View?

Eden View is the project scored next to The Garden Residences on the District 19 ranking: 7.37 (Grade A) against The Garden Residences's 7.34 (Grade A). The Garden Residences scores higher on Project Size (10 vs 3) and Future Transformation (5 vs 3); Eden View scores higher on MRT Proximity (8 vs 2) and Project's Historical Performance (8 vs 6).

Which primary schools are within 1km of The Garden Residences?

2 primary schools are within 1km of The Garden Residences on OneMap's School Query, measured from the development's nearest block: Zhonghua Primary School, Rosyth School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. The Garden Residences scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of The Garden Residences, and how big is the project?

The Garden Residences is 99-year leasehold, was completed in 2021, has 613 units and was developed by Gardens Development Pte Ltd. 99YR tenure — about 90 years remaining — no near-term decay concern. 613 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.