Overview & Key Facts
GOLDENHILL PARK CONDOMINIUM is a freehold condominium at MEI HWAN DRIVE in District 20 (OCR), developed by CITY DEVELOPMENTS LTD, comprising 390 units, completed in 2004.
Location & Connectivity
GOLDENHILL PARK CONDOMINIUM is approximately 220m from Lorong Chuan MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lorong Chuan | Circle Line | 220m |
| Serangoon | North-East Line | 1.3 km |
| Serangoon | Circle Line | 1.3 km |
| Bishan | North-South Line | 1.5 km |
| Bishan | Circle Line | 1.5 km |
Schools & Education
20 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 630m |
| Maris Stella High School | Secondary | 630m |
| Bowen Secondary School | Secondary | 1.2 km |
| Yuying Secondary School | Secondary | 1.3 km |
| Ai Tong School | Primary | 1.3 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Serangoon Garden Secondary School | Secondary | 1.5 km |
| Cedar Primary School | Primary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $2,026 psf | $1,885,000 |
| 3 BR | 18 | $1,975 psf | $2,616,566 |
| 4 BR | 7 | $1,988 psf | $3,074,286 |
| 5+ BR | 2 | $1,421 psf | $4,160,000 |
Market Position
GOLDENHILL PARK CONDOMINIUM has recorded 31 sales at an average price of $2,725,103.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GOLDENHILL PARK CONDOMINIUM typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,960/mo | $1,885,000 | 2.52% |
| 3 BR | $5,205/mo | $2,616,566 | 2.39% |
| 4 BR | $6,461/mo | $3,074,286 | 2.52% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 9 | $1,606 psf | — |
| 2022 | 6 | $1,809 psf | ↑ 12.6% |
| 2023 | 3 | $1,963 psf | ↑ 8.5% |
| 2024 | 6 | $2,185 psf | ↑ 11.3% |
| 2025 | 6 | $2,264 psf | ↑ 3.6% |
| 2026 | 1 | $2,513 psf | ↑ 11.0% |
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GOLDENHILL PARK CONDOMINIUM prices sit at a fresh series high after a 11.0% gain on the prior period, now 56.5% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% 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 |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
What Could Work Against You
- Only 7 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.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, p1 school balloting families, international school families and long-term hold (10+ yr) best. Located ~224m from Lorong Chuan MRT, this property is a comfortable daily walk for transit commuters.
en-bloc speculators, foreign / absd-aware buyers and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
GOLDENHILL PARK CONDOMINIUM is a freehold development in District 20 (OCR), with 390 units, offering a gross yield of 2.3%.
At ~$2,299 psf, it represents a competitive entry point in the OCR segment.
Explore the full GOLDENHILL PARK CONDOMINIUM dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GOLDENHILL PARK CONDOMINIUM against staying public? These HDB towns sit within walking or short-drive distance:
- Serangoon — 4-room average $685,706 (340m away), an upgrader gap of about $2,050,000
- Bishan — 4-room average $791,445 (770m away), an upgrader gap of about $1,950,000
- Ang Mo Kio — 4-room average $724,816 (1.2 km away), an upgrader gap of about $2,000,000
FAQ
What is the average PSF for GOLDENHILL PARK CONDOMINIUM?
Is GOLDENHILL PARK CONDOMINIUM freehold?
What is the rental yield for GOLDENHILL PARK CONDOMINIUM?
Which MRT is nearest to GOLDENHILL PARK CONDOMINIUM?
Sources & Next Steps
- GOLDENHILL PARK CONDOMINIUM Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 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: 31 transactions
- Rental data: 411 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 31 records analysed · Source: URA private-sale caveats