Overview & Key Facts
EXCELSIOR GARDENS is a freehold condominium at MINARET WALK in District 16 (OCR), developed by DARFERA PTE LTD (CITY DEVELOPMENTS LTD), comprising 46 units, completed in 1991.
Location & Connectivity
EXCELSIOR GARDENS is approximately 110m from Sungei Bedok MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sungei Bedok | Thomson-East Coast Line | 110m |
| Tanah Merah | East-West Line | 730m |
| Bedok South | Thomson-East Coast Line | 1 km |
Schools & Education
11 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bedok View Secondary School | Secondary | 280m |
| Fengshan Primary School | Primary | 500m |
| Ping Yi Secondary School | Secondary | 590m |
| Bedok Green Primary School | Primary | 610m |
| Yu Neng Primary School | Primary | 770m |
| Bedok South Secondary School | Secondary | 1 km |
| Bedok North Secondary School | Secondary | 1.2 km |
| Park View Primary School | Primary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 4 | $2,367 psf | $3,989,500 |
| 5+ BR | 1 | $1,728 psf | $5,435,000 |
Market Position
EXCELSIOR GARDENS has recorded 5 sales at an average price of $4,278,600.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $2,230 psf | — |
| 2024 | 2 | $2,324 psf | ↑ 4.2% |
| 2025 | 2 | $2,158 psf | ↓ 7.1% |
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EXCELSIOR GARDENS prices have cooled 7.1% from the 2024 peak, yet remain 3.2% below where the series began in 2022.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% 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 |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
What Could Work Against You
- Only 2 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.
- At 46 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1991, the development is over 35 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold. MRT proximity is the standout commute feature for daily transit users.
For families with young children and first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors and resort facilities should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
EXCELSIOR GARDENS is a freehold development in District 16 (OCR), with 46 units.
At ~$2,158 psf, it represents a competitive entry point in the OCR segment.
Explore the full EXCELSIOR GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EXCELSIOR GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EXCELSIOR GARDENS?
Is EXCELSIOR GARDENS freehold?
What is the rental yield for EXCELSIOR GARDENS?
Which MRT is nearest to EXCELSIOR GARDENS?
Sources & Next Steps
- EXCELSIOR GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 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: 5 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 5 records analysed · Source: URA private-sale caveats