Overview & Key Facts
AMARANDA GARDENS is a freehold condominium at SERANGOON AVENUE 3 in District 19 (OCR), developed by KEPPEL LAND, comprising 189 units, completed in 2004.
Location & Connectivity
AMARANDA GARDENS is approximately 360m from Lorong Chuan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lorong Chuan | Circle Line | 360m |
| Serangoon | North-East Line | 760m |
| Serangoon | Circle Line | 760m |
| Woodleigh | North-East Line | 1.3 km |
Schools & Education
17 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 1.2 km |
| Cedar Primary School | Primary | 1.2 km |
| Maris Stella High School (Primary) | Primary | 1.2 km |
| Maris Stella High School | Secondary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.3 km |
| Bartley Secondary School | Secondary | 1.5 km |
| Bowen Secondary School | Secondary | 1.6 km |
| Stamford Primary School | Primary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 23 | $1,773 psf | $2,070,690 |
| 4 BR | 3 | $2,173 psf | $3,181,030 |
Market Position
AMARANDA GARDENS has recorded 26 sales at an average price of $2,198,806.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AMARANDA GARDENS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,668/mo | $2,070,690 | 2.71% |
| 4 BR | $6,258/mo | $3,181,030 | 2.36% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 11 | $1,535 psf | — |
| 2022 | 3 | $1,718 psf | ↑ 11.9% |
| 2023 | 2 | $1,981 psf | ↑ 15.3% |
| 2024 | 6 | $2,075 psf | ↑ 4.8% |
| 2025 | 3 | $2,198 psf | ↑ 5.9% |
| 2026 | 1 | $2,247 psf | ↑ 2.2% |
Loading chart data...
AMARANDA GARDENS prices sit at a fresh series high after a 2.2% gain on the prior period, now 46.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- Only 3 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
It is a weaker fit for mrt-walkable commuters and yield-focused investors — other options likely serve them better. MRT proximity is the standout commute feature for daily transit users.
Verdict
AMARANDA GARDENS is a freehold development in District 19 (OCR), with 189 units, offering a gross yield of 2.7%.
At ~$2,210 psf, it represents a competitive entry point in the OCR segment.
Explore the full AMARANDA GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing AMARANDA GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for AMARANDA GARDENS?
Is AMARANDA GARDENS freehold?
What is the rental yield for AMARANDA GARDENS?
Which MRT is nearest to AMARANDA GARDENS?
Sources & Next Steps
- AMARANDA GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 26 transactions
- Rental data: 195 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 26 records analysed · Source: URA private-sale caveats