We track 8 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the HAPPY ESTATE dashboard.
- Average sale price: $5,516,250 across 8 transactions
- Estimated gross rental yield: 1.3%
- District 20 PSF ranking: Mid-range (top 72%)
- Freehold tenure · OCR · D20
About HAPPY ESTATE
HAPPY ESTATE is a freehold condominium, located at THOMSON HEIGHTS in District 20 (Ang Mo Kio, Bishan) (Outside Central Region).
As a freehold property, HAPPY ESTATE does not face lease decay concerns.
Sales Market Overview
HAPPY ESTATE has recorded 8 sale transactions with an average transaction price of $5,516,250, ranging from $4,500,000 to $7,200,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,339 psf | $4,500,000 | — |
| 2023 | 2 | $1,334 psf | $5,150,000 | ↓ 0.4% |
| 2024 | 1 | $1,545 psf | $5,800,000 | ↑ 15.9% |
| 2025 | 3 | $1,577 psf | $5,443,333 | ↑ 2.1% |
| 2026 | 1 | $1,114 psf | $7,200,000 | ↓ 29.3% |
HAPPY ESTATE ranks in the top 72% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, HAPPY ESTATE trades 8.1% below the segment benchmark.
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Rental Market Overview
HAPPY ESTATE has recorded 21 rental transactions with monthly rents averaging $5,967/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 21 | $5,967/mo | $3,500/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $4,125/mo |
| 2022 | 3 | $5,700/mo |
| 2023 | 4 | $6,850/mo |
| 2024 | 3 | $5,767/mo |
| 2025 | 5 | $6,680/mo |
| 2026 | 2 | $6,800/mo |
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Investment Analysis
Based on average rents and sale prices, HAPPY ESTATE delivers an estimated gross rental yield of 1.3%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows HAPPY ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- HAPPY ESTATE
- Lentor MRT
- Mayflower MRT
- Singapore American School
- Mayflower Primary School
- Jing Shan Primary School
Nearby MRT Stations
HAPPY ESTATE is 1.0 km from Lentor MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
Nearby Schools
There are 9 schools within 2 km of HAPPY ESTATE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 750m |
| Mayflower Primary School | Primary | 840m |
| Jing Shan Primary School | Primary | 960m |
| Peirce Secondary School | Secondary | 1.0 km |
| Ang Mo Kio Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
| Chong Boon Secondary School | Secondary | 1.8 km |
FAQ
What is the average price for HAPPY ESTATE?
What is the rental yield for HAPPY ESTATE?
Is HAPPY ESTATE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions analysed
- Rental data: 21 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for HAPPY ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing HAPPY ESTATE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (660m away), an upgrader gap of about $4,800,000
- Bishan — 4-room average $791,445 (1.6 km away), an upgrader gap of about $4,700,000