Overview & Key Facts
FRAGRANT GARDENS is a freehold condominium at UPPER PAYA LEBAR ROAD in District 19 (OCR), developed by NOVO INVESTMENTS PTE LTD, comprising 37 units, completed in 1993.
Location & Connectivity
FRAGRANT GARDENS is approximately 520m from Bartley MRT station, with 4 stations within 1.5 km.
Schools & Education
16 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 650m |
| Zhonghua Secondary School | Secondary | 840m |
| Zhonghua Primary School | Primary | 910m |
| Cedar Girls' Secondary School | Secondary | 1 km |
| Cedar Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.1 km |
| Montfort Junior School | Primary | 1.2 km |
| Montfort Secondary School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,275 psf | $1,084,000 |
| 3 BR | 3 | $1,261 psf | $1,522,963 |
Market Position
FRAGRANT GARDENS has recorded 5 sales at an average price of $1,347,378.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at FRAGRANT GARDENS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,738/mo | $1,084,000 | 3.03% |
| 3 BR | $3,713/mo | $1,522,963 | 2.93% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,012 psf | — |
| 2024 | 1 | $1,281 psf | ↑ 26.6% |
| 2025 | 3 | $1,346 psf | ↑ 5.1% |
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The latest reading marks the highest point in this series — FRAGRANT GARDENS prices have climbed 33.0% since 2021.
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 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 37-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
- At 33+ 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
This is a strong match for families with young children, mrt-walkable commuters, car-owning households and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. TOP 1993 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
FRAGRANT GARDENS is a freehold development in District 19 (OCR), with 37 units, offering a gross yield of 3.0%.
At ~$1,346 psf, it represents a competitive entry point in the OCR segment.
Explore the full FRAGRANT GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing FRAGRANT GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for FRAGRANT GARDENS?
Is FRAGRANT GARDENS freehold?
What is the rental yield for FRAGRANT GARDENS?
Which MRT is nearest to FRAGRANT GARDENS?
Sources & Next Steps
- FRAGRANT 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: 5 transactions
- Rental data: 40 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 5 records analysed · Source: URA private-sale caveats