Overview & Key Facts
HAPPY ESTATE is a freehold condominium at THOMSON HEIGHTS in District 20 (OCR), developed by .
Location & Connectivity
HAPPY ESTATE is approximately 1020m from Lentor MRT station, with 2 stations within 1.5 km.
Schools & Education
9 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 750m |
| Mayflower Primary School | Primary | 840m |
| Jing Shan Primary School | Primary | 960m |
| Peirce Secondary School | Secondary | 1 km |
| Ang Mo Kio Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
Market Position
HAPPY ESTATE has recorded 8 sales at an average price of $5,516,250.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 1 | $1,339 psf | — |
| 2023 | 2 | $1,334 psf | ↓ 0.4% |
| 2024 | 1 | $1,545 psf | ↑ 15.9% |
| 2025 | 3 | $1,577 psf | ↑ 2.1% |
| 2026 | 1 | $1,114 psf | ↓ 29.3% |
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HAPPY ESTATE prices have cooled 29.3% from the 2025 peak, yet remain 16.7% below where the series began in 2022.
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 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
This is a strong match for families with young children, nature / park-fronting, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For car-owning households and international school families, it can work — but weigh the trade-offs before committing.
yield-focused investors and foreign / absd-aware buyers 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
HAPPY ESTATE is a freehold development in District 20 (OCR), offering a gross yield of 1.3%.
At ~$1,462 psf, it represents a competitive entry point in the OCR segment.
Explore the full HAPPY ESTATE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HAPPY ESTATE against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (660m away), an upgrader gap of about $4,800,000
- Bishan — 4-room average $791,445 (1.6 km away), an upgrader gap of about $4,700,000
FAQ
What is the average PSF for HAPPY ESTATE?
Is HAPPY ESTATE freehold?
What is the rental yield for HAPPY ESTATE?
Which MRT is nearest to HAPPY ESTATE?
Sources & Next Steps
- HAPPY ESTATE 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: 8 transactions
- Rental data: 21 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 8 records analysed · Source: URA private-sale caveats