Resale Project Scorecard
The Gazania
D19 · Hougang, Punggol, Sengkang · freehold · completed 2022 · 250 units
Grade S, 7.87 out of 10, the 32nd 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 →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 7
- To Bartley MRT
- 140 m
Artist's impression: SingHaiyi Group
The Gazania Score
- S
- Grade
- Score out of 10
- 7.87
- Highest score among 180 resale condos in District 19
- 32nd
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Project's Historical Performance25%6/10
Avg Ann. of +2.01% — near-median performance within its 2022-era cohort (51st percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Maris Stella High School (Primary) at 0.17km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Maris Stella High School (Primary)
- Paya Lebar Methodist Girls' School (Primary)
- Cedar Primary 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%8/10
250 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
140 m from Bartley MRT (CC12) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7.5/10.
Rental Yield10%6/10
Rental yield of 3.53% — above-average income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Paya Lebar Air Base redevelopment at 1.66km, far enough that the impact on this project is modest.
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 Gazania scores 7.87
The Gazania scores 7.87 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 120th of 2,350 resale condos scored in Singapore and 32nd of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (3/10).
| Factor | This condoThe Gazania | 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% | 8/10 | 3/10 | +0.80 | 67% of district |
| MRT Proximity13% | 10/10 | 7.5/10 | +0.33 | 92% of district |
| Rental Yield10% | 6/10 | 5/10 | +0.10 | 65% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 38% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 4% 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 Gazania 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 Gazania Prices
By unit type at The Gazania
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom850 sq ft | 850 sq ft | $2.10M to $2.42M | $2,514 psf | 3 |
| 4-bedroom1,302 sq ft | 1,302 sq ft | $3.20M to $4.20M | $2,477 psf | 3 |
Past transactions at The Gazania
13 resales, Nov 2021 to Oct 2026 · median $2,383 psf · $860,000 to $4,200,000 · 10 of 13 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 17 Aug 2026 | 7 How Sun Drive | 5 | #05-12123BR · Blk 7 | 3BR | 958 | $2,526 | $2,420,000 | Resale |
| 3 Aug 2026 | 19 How Sun Drive | 4 | #04-46464BR · Blk 19 | 4BR | 1,292 | $2,477 | $3,200,000 | Resale |
| 15 Jun 2026 | 17 How Sun Drive | 5 | #05-37373BR · Blk 17 | 3BR | 850 | $2,514 | $2,138,000 | Resale |
| 27 Mar 2026 | 17 How Sun Drive | 4 | #04-39391BR · Blk 17 | 1BR | 463 | $1,858 | $860,000 | Resale |
| 2 Mar 2026 | 19 How Sun Drive | 5 | #05-46464BR · Blk 19 | 4BR | 1,862 | $2,255 | $4,200,000 | Resale |
| 1 Dec 2025 | 9 How Sun Drive | 2 | #02-15154BR · Blk 9 | 4BR | 1,302 | $2,534 | $3,300,000 | Resale |
| 7 Nov 2025 | 17 How Sun Drive | 3 | #03-36363BR · Blk 17 | 3BR | 850 | $2,470 | $2,100,000 | Resale |
| 27 Oct 2025 | 17 How Sun Drive | 1 | #01-42421BR · Blk 17 | 1BR | 441 | $2,221 | $980,000 | Resale |
| 28 Aug 2025 | 11 How Sun Drive | 5 | #05-22223BR · Blk 11 | 3BR | 990 | $2,403 | $2,380,000 | Resale |
| 22 Aug 2025 | 17 How Sun Drive | 2 | #02-39391BR · Blk 17 | 1BR | 463 | $2,009 | $930,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,178 psf |
| Feb–Apr 2022 | — | — | $1,255 psf |
| May–Jul 2022 | — | — | $1,219 psf |
| Aug–Oct 2022 | — | — | $1,285 psf |
| Nov 2022 – Jan 2023 | — | — | $1,347 psf |
| Feb–Apr 2023 | — | — | $1,376 psf |
| May–Jul 2023 | — | — | $1,420 psf |
| Aug–Oct 2023 | — | — | $1,450 psf |
| Nov 2023 – Jan 2024 | — | — | $1,451 psf |
| Feb–Apr 2024 | — | — | $1,538 psf |
| May–Jul 2024 | 1 | — | $1,479 psf |
| Aug–Oct 2024 | — | — | $1,517 psf |
| Nov 2024 – Jan 2025 | — | — | $1,567 psf |
| Feb–Apr 2025 | — | — | $1,606 psf |
| May–Jul 2025 | 2 | $2,364 psf | $1,600 psf |
| Aug–Oct 2025 | 3 | $2,221 psf | $1,600 psf |
| Nov 2025 – Jan 2026 | 2 | $2,502 psf | $1,626 psf |
| Feb–Apr 2026 | 2 | $2,057 psf | $1,640 psf |
| May–Jul 2026 | 1 | — | $1,642 psf |
| Aug–Oct 2026 | 2 | $2,502 psf | $1,621 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Gazania Rent
- Median rent a month
- $3,100 to $5,000
- Gross yield
- 2.8%
- Rental contracts
- 48
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,100 | $3,050 to $3,150 | — | 17 |
| 2-bedroom | $3,800 | $3,700 to $4,000 | — | 26 |
| 3-bedroom | $5,000 | $4,800 to $5,000 | 2.8% | 5 |
Rental contracts at The Gazania
49 contracts, Sep 2025 to Aug 2026 · median $3,700 a month · $3,000 to $7,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,800 |
| Jul 2026 | 2BR | 600 to 700 sq ft | $3,900 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $5,000 |
| Jul 2026 | 3BR | 1,000 to 1,100 sq ft | $5,000 |
| Jun 2026 | 1BR | 400 to 500 sq ft | $3,300 |
| Jun 2026 | 2BR | 600 to 700 sq ft | $4,500 |
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 Gazania Floor plans
43 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom4 plans · 441 to 463 sq ft
2-Bedroom8 plans · 624 to 700 sq ft
3-Bedroom7 plans · 850 to 1,055 sq ft
4-Bedroom24 plans · 1,216 to 1,970 sq ft
Floor plans: SingHaiyi Group (Singhaiyi Huajiang Sun), The Gazania e-brochure. Developer's plans, approximate and subject to change.
The Gazania Site plan
Every block in 3D, with the sun on each home →
Site plan: SingHaiyi Group (Singhaiyi Huajiang Sun). Developer's illustration, not to scale and subject to change.
The Gazania Notes
How these numbers are worked out
- Grade S places The Gazania 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: $2,477 psf at The Gazania 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 $2,345 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.
- 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 7 resale caveats at The Gazania ranged from $1,858 psf to $2,534 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2022, 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 Bartley MRT (CC12), 140 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 The Gazania for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.