Overview & Key Facts
FAR HORIZON GARDENS is a 99 yrs lease commencing from 1982 condominium at ANG MO KIO AVENUE 9 in District 20 (OCR), developed by FAR HORIZON CONSTRUCTION ENGINEERING PTE LTD, comprising 270 units, completed in 1987.
Location & Connectivity
FAR HORIZON GARDENS is approximately 300m from Lentor MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lentor | Thomson-East Coast Line | 300m |
| Yio Chu Kang | North-South Line | 720m |
| Mayflower | Thomson-East Coast Line | 1.3 km |
Schools & Education
13 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Yio Chu Kang Primary School | Primary | 1 km |
| Mayflower Primary School | Primary | 1 km |
| Yio Chu Kang Secondary School | Secondary | 1.1 km |
| Ang Mo Kio Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| Nanyang Polytechnic | Tertiary | 1.2 km |
| Singapore American School | International | 1.3 km |
| Institute of Technical Education (College Central) | Tertiary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 14 | $1,032 psf | $1,211,357 |
| 4 BR | 3 | $1,020 psf | $1,416,667 |
| 5+ BR | 14 | $1,080 psf | $2,238,992 |
Market Position
FAR HORIZON GARDENS has recorded 31 sales at an average price of $1,695,319.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FAR HORIZON GARDENS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,617/mo | $1,211,357 | 4.57% |
| 4 BR | $6,113/mo | $1,416,667 | 5.18% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $890 psf | — |
| 2022 | 4 | $978 psf | ↑ 9.9% |
| 2023 | 4 | $1,077 psf | ↑ 10.1% |
| 2024 | 6 | $1,071 psf | ↓ 0.5% |
| 2025 | 11 | $1,126 psf | ↑ 5.2% |
| 2026 | 2 | $1,016 psf | ↓ 9.7% |
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From the 2025 high, FAR HORIZON GARDENS prices have given back 9.7% — still 14.3% above the 2021 baseline.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
Lease Analysis
With 55 years remaining on its 99-year lease, buyers should note CPF usage and loan tenure may be restricted.
What Could Work Against You
- The lease has about 55 years remaining — below the 60-year mark where CPF and bank-loan limits start narrowing the resale market.
- With just 7 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 39+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters and long-term hold (10+ yr) best. Located ~303m from Lentor MRT, this property is a comfortable daily walk for transit commuters.
yield-focused investors and en-bloc speculators should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
FAR HORIZON GARDENS is a 99 yrs lease commencing from 1982 development in District 20 (OCR), with 270 units, offering a gross yield of 2.6%.
At ~$1,109 psf, it represents a competitive entry point in the OCR segment.
Explore the full FAR HORIZON GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FAR HORIZON GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (130m away), an upgrader gap of about $950,000
FAQ
What is the average PSF for FAR HORIZON GARDENS?
Is FAR HORIZON GARDENS freehold?
What is the rental yield for FAR HORIZON GARDENS?
Which MRT is nearest to FAR HORIZON GARDENS?
Sources & Next Steps
- FAR HORIZON GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 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: 31 transactions
- Rental data: 167 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 31 records analysed · Source: URA private-sale caveats