Overview & Key Facts
CHERRY GARDENS is a 99 yrs lease commencing from 1996 condominium at LORONG LEW LIAN in District 19 (OCR), developed by ALLGREEN PROPERTIES, comprising 48 units, completed in 2004.
Location & Connectivity
CHERRY GARDENS is approximately 580m from Serangoon MRT station, with 4 stations within 1.5 km.
Schools & Education
18 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 620m |
| Cedar Girls' Secondary School | Secondary | 660m |
| Zhonghua Primary School | Primary | 700m |
| Cedar Primary School | Primary | 740m |
| Bartley Secondary School | Secondary | 910m |
| Montfort Junior School | Primary | 1.1 km |
| Montfort Secondary School | Secondary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $975 psf | $850,000 |
| 3 BR | 5 | $1,116 psf | $1,229,000 |
| 5+ BR | 3 | $822 psf | $1,815,000 |
Market Position
CHERRY GARDENS has recorded 9 sales at an average price of $1,382,222.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $990 psf | — |
| 2022 | 3 | $1,092 psf | ↑ 10.3% |
| 2023 | 1 | $815 psf | ↓ 25.4% |
| 2024 | 1 | $1,298 psf | ↑ 59.3% |
| 2025 | 2 | $825 psf | ↓ 36.4% |
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From the 2024 high, CHERRY GARDENS prices have given back 36.4% — still 16.6% below the 2021 baseline.
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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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 |
Lease Analysis
With 69 years remaining on its 99-year lease, CHERRY GARDENS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 69 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 48-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 car-owning households, yield-focused investors, long-term hold (10+ yr) and cpf-only buyers best. At ~582m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
quiet sanctuary seekers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2004 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
CHERRY GARDENS is a 99 yrs lease commencing from 1996 development in District 19 (OCR), with 48 units, offering a gross yield of 3.6%.
At ~$825 psf, it represents a competitive entry point in the OCR segment.
Explore the full CHERRY GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CHERRY GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for CHERRY GARDENS?
Is CHERRY GARDENS freehold?
What is the rental yield for CHERRY GARDENS?
Which MRT is nearest to CHERRY GARDENS?
Sources & Next Steps
- CHERRY 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: 9 transactions
- Rental data: 14 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 9 records analysed · Source: URA private-sale caveats