Overview & Key Facts
HAPPY PARK is a freehold condominium at THOMSON WALK in District 20 (OCR), developed by .
Location & Connectivity
HAPPY PARK is approximately 740m from Mayflower MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Mayflower | Thomson-East Coast Line | 740m |
| Lentor | Thomson-East Coast Line | 890m |
| Yio Chu Kang | North-South Line | 1.4 km |
Schools & Education
13 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Mayflower Primary School | Primary | 520m |
| Jing Shan Primary School | Primary | 730m |
| Peirce Secondary School | Secondary | 790m |
| Ang Mo Kio Secondary School | Secondary | 830m |
| Ang Mo Kio Primary School | Primary | 880m |
| Singapore American School | International | 1 km |
| Yio Chu Kang Primary School | Primary | 1.1 km |
| Yio Chu Kang Secondary School | Secondary | 1.2 km |
Market Position
HAPPY PARK has recorded 2 sales at an average price of $4,625,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 1 | $1,800 psf | — |
| 2025 | 1 | $1,907 psf | ↑ 6.0% |
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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 1 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
Buyers most likely to be happy here: nature / park-fronting, long-term hold (10+ yr) and freehold / generational hold. Direct or near-direct park/nature frontage adds liveability that's locked in by URA Master Plan zoning.
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 PARK is a freehold development in District 20 (OCR), offering a gross yield of 1.8%.
At ~$1,907 psf, it represents a competitive entry point in the OCR segment.
Explore the full HAPPY PARK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HAPPY PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (310m away), an upgrader gap of about $3,900,000
- Bishan — 4-room average $791,445 (1.5 km away), an upgrader gap of about $3,850,000
FAQ
What is the average PSF for HAPPY PARK?
Is HAPPY PARK freehold?
What is the rental yield for HAPPY PARK?
Which MRT is nearest to HAPPY PARK?
Sources & Next Steps
- HAPPY PARK 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: 2 transactions
- Rental data: 1 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 2 records analysed · Source: URA private-sale caveats