Overview & Key Facts
GOLDENHILL VILLAS is a freehold condominium at GOLDEN WALK in District 19 (OCR), developed by CITY DEVELOPMENTS LTD, completed in 2005.
Location & Connectivity
GOLDENHILL VILLAS is approximately 590m from Lorong Chuan MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lorong Chuan | Circle Line | 590m |
| Bishan | North-South Line | 1.4 km |
| Bishan | Circle Line | 1.4 km |
Schools & Education
17 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Maris Stella High School (Primary) | Primary | 460m |
| Maris Stella High School | Secondary | 460m |
| Bowen Secondary School | Secondary | 820m |
| Yuying Secondary School | Secondary | 1.1 km |
| Ai Tong School | Primary | 1.2 km |
| Serangoon Garden Secondary School | Secondary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Guangyang Secondary School | Secondary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 11 | $2,506 psf | $4,188,164 |
| 5+ BR | 4 | $1,918 psf | $4,537,500 |
Market Position
GOLDENHILL VILLAS has recorded 15 sales at an average price of $4,281,320.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,860 psf | — |
| 2022 | 2 | $2,020 psf | ↑ 8.6% |
| 2024 | 5 | $2,499 psf | ↑ 23.7% |
| 2025 | 3 | $2,621 psf | ↑ 4.9% |
| 2026 | 2 | $2,631 psf | ↑ 0.4% |
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GOLDENHILL VILLAS prices sit at a fresh series high, now 41.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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 |
|---|---|---|---|
| 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 |
What Could Work Against You
- Only 3 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 families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. OCR (Outside 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
GOLDENHILL VILLAS is a freehold development in District 19 (OCR), offering a gross yield of 2.1%.
At ~$2,625 psf, it represents a competitive entry point in the OCR segment.
Explore the full GOLDENHILL VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GOLDENHILL VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Serangoon — 4-room average $685,706 (510m away), an upgrader gap of about $3,600,000
- Ang Mo Kio — 4-room average $724,816 (800m away), an upgrader gap of about $3,550,000
- Bishan — 4-room average $791,445 (940m away), an upgrader gap of about $3,500,000
FAQ
What is the average PSF for GOLDENHILL VILLAS?
Is GOLDENHILL VILLAS freehold?
What is the rental yield for GOLDENHILL VILLAS?
Which MRT is nearest to GOLDENHILL VILLAS?
Sources & Next Steps
- GOLDENHILL 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: 15 transactions
- Rental data: 23 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 15 records analysed · Source: URA private-sale caveats