Picture the brief: a landed-style terrace home, a garden gate, and a two-line MRT interchange 420 metres up the road. That combination is scarce anywhere in Singapore, and Ardisia Gardens on Serangoon Terrace is one of the few places where it actually exists at a recorded average of S$2,636,453 (as of 2026-03). The nearest comparable freehold landed cluster, Serangoon Garden Estate, averages S$5.2 million — nearly double.
The mechanism behind the discount is no mystery. Ardisia Gardens is a 99-year leasehold development whose lease commenced in 1993, leaving roughly 66 years on the clock. Completed in 1997 by RDC Realty Pte Ltd, its 43 terrace units in District 19 offer the space of landed living with the paperwork — and the depreciation curve — of a leasehold strata title.
So the question this review answers is not whether Ardisia Gardens is cheap for what it is; the numbers say plainly that it is. The question is whether a 66-year lease and a market that trades a handful of units a year leave enough runway for the discount to work in your favour rather than against it.
Within District 19's sprawling market, Ardisia Gardens is an outlier twice over: a terrace-house development in a district dominated by mega-condominiums, and a 1997 leasehold in a resale landscape now anchored by newer 99-year projects. Its lifetime average of S$1,423 psf across 13 recorded sales — S$1,837 psf over the trailing twelve months (as of 2026-03) — sits around the 56th percentile for the district. Chuan Park's relaunch averages S$2,596 psf, while big-format condos like The Florence Residences (S$1,750 psf) and Riverfront Residences (S$1,595 psf) bracket Ardisia's psf from above and below, though none offers a strata-landed footprint within walking distance of Serangoon interchange.
Overview & Key Facts
ARDISIA GARDENS is a 99 yrs lease commencing from 1993 condominium at SERANGOON TERRACE in District 19 (OCR), developed by RDC REALTY PTE LTD, comprising 43 units, completed in 1997.
Location & Connectivity
ARDISIA GARDENS is approximately 420m from Serangoon MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Serangoon | North-East Line | 420m |
| Serangoon | Circle Line | 420m |
| Bartley | Circle Line | 710m |
| Woodleigh | North-East Line | 1.2 km |
| Lorong Chuan | Circle Line | 1.5 km |
Schools & Education
14 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 680m |
| Cedar Girls' Secondary School | Secondary | 800m |
| Cedar Primary School | Primary | 880m |
| Zhonghua Secondary School | Secondary | 910m |
| Zhonghua Primary School | Primary | 990m |
| Red Swastika School | Primary | 1.3 km |
| Serangoon Secondary School | Secondary | 1.3 km |
| Montfort Junior School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 10 | $1,546 psf | $2,589,300 |
| 5+ BR | 3 | $1,010 psf | $2,793,629 |
Market Position
ARDISIA GARDENS has recorded 13 sales at an average price of $2,636,453.
Ranks in the top 44% of condos in District 19 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,170 psf | — |
| 2022 | 1 | $1,472 psf | ↑ 25.9% |
| 2023 | 3 | $1,302 psf | ↓ 11.5% |
| 2024 | 1 | $1,755 psf | ↑ 34.8% |
| 2025 | 2 | $1,911 psf | ↑ 8.9% |
| 2026 | 1 | $1,688 psf | ↓ 11.7% |
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From the 2025 high, ARDISIA GARDENS prices have given back 11.7% — still 44.3% above the 2021 baseline.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 882 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,750 psf | 866 |
| 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 | $1,758 psf | 483 |
Lease Analysis
With 66 years remaining on its 99-year lease, ARDISIA GARDENS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 66 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 43-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
international school families, long-term hold (10+ yr) and en-bloc speculators should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Location does the heaviest lifting. Serangoon station — an interchange serving both the North-East Line (NE12) and Circle Line (CC13) — is a 420-metre walk, with Bartley (CC12) a 710-metre alternative. For a landed-format home, that is exceptional: most terrace clusters in Singapore trade rail access away entirely. The dataset's walkability assessment scores MRT proximity at the maximum, with a hawker centre around 520 metres and a clinic within 460 metres.
The school belt is equally practical. Bartley Secondary sits 680 metres away, Cedar Girls' Secondary at about 800 metres, Cedar Primary at 880 metres, and the Zhonghua primary and secondary schools within a kilometre — a rare density of options for families who want the school run on foot.
Space is the second pillar. All 13 recorded sales are four- and five-bedroom homes: ten four-bedders averaging S$2,589,300 and three five-bedders averaging S$2,793,629 (as of 2026-03). Households needing genuine family square footage — multi-generation arrangements, work-from-home couples with children — get it here at a quantum that undercuts every freehold landed alternative in the vicinity by seven figures.
The resale record has also been quietly strong. All three matched buy-sell pairs in the dataset exited profitably, with a median return of 11.21 per cent over a median 1.8-year hold and an average gain of about S$676,667. Recent prints extend the trend: the average transacted price climbed from S$2,183,178 in 2021 to S$3,194,000 across two sales in 2025, with a S$3,050,000 sale recorded in 2026 (as of 2026-03). Anyone modelling an entry should sanity-check monthly repayments on a quantum this size with the mortgage repayment calculator, and map the pocket's pricing against neighbouring estates on the landed price map before negotiating.
Daily-life infrastructure rounds out the picture in a way the headline numbers understate. A hawker centre sits roughly 520 metres from the estate and a clinic within 460 metres, so the unglamorous weekly routine — breakfast, errands, minor ailments — happens on foot rather than behind a wheel. The interchange compounds the effect: two lines' worth of the rail network within a ten-minute walk means a household can genuinely run on one car, or none, despite living in a landed-format home. That combination is the estate's quiet arbitrage. Most families shopping for terrace space accept car-dependence as the entry fee; here the entry fee is the lease structure instead, and buyers get to choose which cost they would rather carry.
The lease is the risk that outweighs all others. With roughly 66 years remaining on a lease that commenced in 1993, Ardisia Gardens is approaching the horizons where bank loan-to-value ratios begin to tighten and CPF usage rules deserve close reading — and every year of ownership brings those thresholds nearer. The lease decay calculator models how this erosion compounds against capital appreciation; run it with honest assumptions before anchoring on the recent price momentum, and confirm current CPF property rules directly with the CPF Board.
Do not lean on the headline rental yield. The dataset shows a gross yield of 5.33 per cent, but it is computed from exactly two rental contracts — S$11,600 and S$11,800 a month (as of 2026-03). Two data points cannot establish market depth for landed-format rentals in this pocket, and the dataset's own investment scoring separately estimates yield at a more sober 2.7 per cent. Treat anything between those figures as unverified.
Liquidity is thin and momentum is flat. Two transactions in the trailing twelve months (as of 2026-03) is typical for a 43-unit estate, and the dataset records price momentum at -0.5 per cent year-on-year despite the strong multi-year arc — single sales swing the annual averages here. One automated screen also flags the property for transit-dependent buyers; given Serangoon interchange is 420 metres away on the map, walk the actual route at peak hour and judge for yourself, but the wider caution stands: this is a hold-with-conviction purchase, not a trade.
Financing deserves early attention rather than late. As a lease shortens through its sixties, some lenders begin trimming loan tenures or quantum for subsequent purchasers — which matters twice: once for your own facility, and again for the pool of buyers able to finance the property when you eventually sell. The practical effect is that the exit market narrows a little every year even if prices hold, and a buyer today should assume the eventual resale audience will be cash-richer and choosier than the one they themselves belong to.
- ✅ Families with young children
- ⚠️ International school families
- ⚠️ Long-term hold (10+ yr)
- ⚠️ En-bloc speculators
- ❌ Yield-focused investors
Ardisia Gardens makes a clear, honest offer: landed-scale family space beside a two-line interchange for roughly half the price of the freehold estate up the road, funded by the one concession that matters — a lease already down to about 66 years. On the recorded evidence, buyers who accepted that trade have done well, with all three tracked resale pairs profitable and prices rising from S$2.18 million averages in 2021 to S$3 million-plus prints by 2025 and 2026 (as of 2026-03).
Shortlist it if you are an owner-occupier family with a ten-to-fifteen-year runway who values space, schools and the Serangoon interchange walk above tenure arithmetic — and who is buying primarily a home, with appreciation as a secondary outcome. The recent momentum may continue, but nobody should need it to.
Pass if you are an investor of any stripe. The two-contract rental record cannot support an income case, the lease works against very long holds, and a 43-unit market that trades twice a year offers no graceful exit under pressure. Line it up against Chuan Park and the district's large condos on the side-by-side comparison tool to see exactly what the terrace format costs — and buys — relative to the mainstream alternative.
FAQ
What is the average PSF for ARDISIA GARDENS?
Is ARDISIA GARDENS freehold?
What is the rental yield for ARDISIA GARDENS?
Which MRT is nearest to ARDISIA GARDENS?
What schools are within walking distance?
Sources & Next Steps
- ARDISIA 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: 13 transactions
- Rental data: 2 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 13 records analysed · Source: URA private-sale caveats
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.
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HDB Alternatives Nearby
Weighing ARDISIA GARDENS against staying public? These HDB towns sit within walking or short-drive distance: