Overview & Key Facts
GARDENVISTA is a 99 yrs lease commencing from 1999 condominium at DUNEARN ROAD in District 21 (RCR), developed by YHS DUNEARN PTE LTD, FAR EAST ORGANIZATION, comprising 318 units, completed in 2006.
Location & Connectivity
GARDENVISTA is approximately 400m from King Albert Park MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| King Albert Park | Downtown Line | 400m |
| Beauty World | Downtown Line | 590m |
Schools & Education
8 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 400m |
| Ngee Ann Polytechnic | Tertiary | 740m |
| Henry Park Primary School | Primary | 850m |
| Australian International School | International | 1.1 km |
| Singapore University of Social Sciences | Tertiary | 1.1 km |
| Hwa Chong International School | International | 2 km |
| Hwa Chong Institution | Secondary | 2 km |
| Hwa Chong Institution (JC) | Jc | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 24 | $1,653 psf | $1,480,292 |
| 3 BR | 56 | $1,787 psf | $2,099,487 |
Market Position
GARDENVISTA has recorded 80 sales at an average price of $1,913,728.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GARDENVISTA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $4,098/mo | $1,480,292 | 3.32% |
| 3 BR | $4,894/mo | $2,099,487 | 2.80% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 18 | $1,463 psf | — |
| 2022 | 10 | $1,575 psf | ↑ 7.6% |
| 2023 | 11 | $1,776 psf | ↑ 12.8% |
| 2024 | 15 | $1,844 psf | ↑ 3.9% |
| 2025 | 20 | $1,957 psf | ↑ 6.1% |
| 2026 | 6 | $1,886 psf | ↓ 3.7% |
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From the 2025 high, GARDENVISTA prices have given back 3.7% — still 28.9% above the 2021 baseline.
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 |
Lease Analysis
With 72 years remaining on its 99-year lease, GARDENVISTA still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 72 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, nature / park-fronting, long-term hold (10+ yr) and freehold / generational hold. Located ~403m from King Albert Park MRT, this property is a comfortable daily walk for transit commuters.
empty nesters / downsizers and wfh / hybrid workers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GARDENVISTA is a 99 yrs lease commencing from 1999 development in District 21 (RCR), with 318 units, offering a gross yield of 2.9%.
At ~$1,941 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full GARDENVISTA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GARDENVISTA against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (590m away), an upgrader gap of about $1,050,000
- Kallang/whampoa — 4-room average $882,887 (850m away), an upgrader gap of about $1,050,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $800,000
FAQ
What is the average PSF for GARDENVISTA?
Is GARDENVISTA freehold?
What is the rental yield for GARDENVISTA?
Which MRT is nearest to GARDENVISTA?
Sources & Next Steps
- GARDENVISTA 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: 80 transactions
- Rental data: 217 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 80 records analysed · Source: URA private-sale caveats