Overview & Key Facts
GAO MING HUA YUAN is a freehold condominium at SHAMAH TERRACE in District 21 (RCR), developed by SIN CHUAN DEVELOPMENT PTE LTD, comprising 24 units, completed in 1990.
Location & Connectivity
GAO MING HUA YUAN is located in District 21. Check the dashboard for full transport connectivity data.
Market Position
GAO MING HUA YUAN has recorded 4 sales at an average price of $6,600,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,243 psf | — |
| 2022 | 1 | $1,424 psf | ↑ 14.6% |
| 2024 | 1 | $1,998 psf | ↑ 40.3% |
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GAO MING HUA YUAN prices sit at a fresh series high after a 40.3% gain on the prior period, now 60.7% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 21 reads 114.8 as of June 2026 — down 6.0% 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 |
|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | $2,494 psf | 723 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | $2,493 psf | 550 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | $1,956 psf | 485 |
| FORETT@BUKIT TIMAH | Freehold | $2,131 psf | 358 |
What Could Work Against You
- 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 24 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1990, the development is over 36 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
Buyers most likely to be happy here: car-owning households, international school families, sports / active lifestyle and long-term hold (10+ yr). Parking and arterial road access matter more here than walking-distance MRT.
p1 school balloting families, en-bloc speculators and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and short-term flippers (<5 yr) — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
GAO MING HUA YUAN is a freehold development in District 21 (RCR), with 24 units.
Explore the full GAO MING HUA YUAN dashboard for interactive analytics.
FAQ
What is the average PSF for GAO MING HUA YUAN?
Is GAO MING HUA YUAN freehold?
What is the rental yield for GAO MING HUA YUAN?
Sources & Next Steps
- GAO MING HUA YUAN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) — District 21 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: 4 transactions
- Rental data: 0 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2024 · 4 records analysed · Source: URA private-sale caveats