Overview & Key Facts
HENLEY GARDENS is a 99 yrs lease commencing from 1996 condominium at JALAN ARIF in District 19 (OCR), developed by YHS HOUGANG PTE LTD, comprising 36 units, completed in 2005.
Location & Connectivity
HENLEY GARDENS is approximately 910m from Kovan MRT station, with 2 stations within 1.5 km.
Schools & Education
20 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Xinmin Primary School | Primary | 550m |
| Rosyth School | Primary | 560m |
| Holy Innocents' Primary School | Primary | 630m |
| Holy Innocents' High School | Secondary | 630m |
| Townsville Primary School | Primary | 660m |
| Xinmin Secondary School | Secondary | 680m |
| Yangzheng Primary School | Primary | 890m |
| St. Gabriel's Primary School | Primary | 910m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 5 | $1,539 psf | $2,499,778 |
| 5+ BR | 2 | $923 psf | $3,030,000 |
Market Position
HENLEY GARDENS has recorded 7 sales at an average price of $2,651,270.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,030 psf | — |
| 2022 | 1 | $1,183 psf | ↑ 14.9% |
| 2024 | 1 | $1,636 psf | ↑ 38.3% |
| 2025 | 1 | $1,664 psf | ↑ 1.7% |
| 2026 | 1 | $1,970 psf | ↑ 18.3% |
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HENLEY GARDENS prices sit at a fresh series high after a 18.3% gain on the prior period, now 91.3% 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 |
Lease Analysis
With 69 years remaining on its 99-year lease, HENLEY GARDENS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 69 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 2 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 36 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
The profile fits p1 school balloting families and resort facilities best. Editorial fit: 'P1-balloting families targeting Rosyth / Holy Innocents' / Xinmin Primary'. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
For first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
yield-focused investors and long-term hold (10+ yr) should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
HENLEY GARDENS is a 99 yrs lease commencing from 1996 development in District 19 (OCR), with 36 units, offering a gross yield of 3.2%.
At ~$1,817 psf, it represents a competitive entry point in the OCR segment.
Explore the full HENLEY GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HENLEY GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for HENLEY GARDENS?
Is HENLEY GARDENS freehold?
What is the rental yield for HENLEY GARDENS?
Which MRT is nearest to HENLEY GARDENS?
Sources & Next Steps
- HENLEY GARDENS 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: 7 transactions
- Rental data: 3 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 7 records analysed · Source: URA private-sale caveats