Overview & Key Facts
GABRIEL VILLAS is a 99 yrs lease commencing from 1993 condominium at SERANGOON AVENUE 1 in District 19 (OCR), developed by RDC REALTY PTE LTD, comprising 10 units, completed in 1995.
Location & Connectivity
GABRIEL VILLAS is approximately 480m from Serangoon MRT station, with 4 stations within 1.5 km.
Schools & Education
14 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 590m |
| Cedar Girls' Secondary School | Secondary | 890m |
| Cedar Primary School | Primary | 970m |
| Zhonghua Secondary School | Secondary | 970m |
| Zhonghua Primary School | Primary | 1.1 km |
| Red Swastika School | Primary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Montfort Junior School | Primary | 1.4 km |
Market Position
GABRIEL VILLAS has recorded 1 sales at an average price of $3,000,000.
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 66 years remaining on its 99-year lease, GABRIEL VILLAS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 66 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 0 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 10 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1995, the development is over 31 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 families with young children, empty nesters / downsizers and cbd walking distance. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For young couples (no kids) and long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
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.
Verdict
GABRIEL VILLAS is a 99 yrs lease commencing from 1993 development in District 19 (OCR), with 10 units.
Explore the full GABRIEL VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GABRIEL VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for GABRIEL VILLAS?
Is GABRIEL VILLAS freehold?
What is the rental yield for GABRIEL VILLAS?
Which MRT is nearest to GABRIEL VILLAS?
Sources & Next Steps
- GABRIEL VILLAS 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: 1 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2022 · 1 records analysed · Source: URA private-sale caveats