Overview & Key Facts
GENTLE REFLECTIONS is a freehold condominium at GENTLE ROAD in District 11 (CCR), developed by TGL DEVELOPMENT PTE LTD, comprising 7 units, completed in 2009.
Location & Connectivity
GENTLE REFLECTIONS is approximately 590m from Newton MRT station, with 6 stations within 1.5 km.
Schools & Education
13 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 400m |
| Anglo-Chinese School (Primary) | Primary | 530m |
| St. Joseph's Institution | Secondary | 590m |
| St. Margaret's Primary School | Primary | 860m |
| St. Margaret's Secondary School | Secondary | 920m |
| New Town Primary School | Primary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Market Position
GENTLE REFLECTIONS has recorded 1 sales at an average price of $3,750,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
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 7 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for multi-generational families, car-owning households, p1 school balloting families and freehold / generational hold. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
long-term hold (10+ yr), foreign / absd-aware buyers and heavy renovation / value seekers 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. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GENTLE REFLECTIONS is a freehold development in District 11 (CCR), with 7 units, offering a gross yield of 3.0%.
Explore the full GENTLE REFLECTIONS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GENTLE REFLECTIONS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (880m away), an upgrader gap of about $2,850,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $2,800,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $2,650,000
FAQ
What is the average PSF for GENTLE REFLECTIONS?
Is GENTLE REFLECTIONS freehold?
What is the rental yield for GENTLE REFLECTIONS?
Which MRT is nearest to GENTLE REFLECTIONS?
Sources & Next Steps
- GENTLE REFLECTIONS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 3 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2023 · 1 records analysed · Source: URA private-sale caveats