Overview & Key Facts
HORIZON GARDENS is a 99 yrs lease commencing from 1995 condominium at ANG MO KIO AVENUE 2 in District 20 (OCR), developed by ALLGREEN PROPERTIES PTE LTD, comprising 270 units, completed in 2002.
Location & Connectivity
HORIZON GARDENS is approximately 700m from Mayflower MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Mayflower | Thomson-East Coast Line | 700m |
| Lentor | Thomson-East Coast Line | 750m |
| Yio Chu Kang | North-South Line | 1.1 km |
Schools & Education
13 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Mayflower Primary School | Primary | 450m |
| Ang Mo Kio Secondary School | Secondary | 710m |
| Ang Mo Kio Primary School | Primary | 750m |
| Jing Shan Primary School | Primary | 760m |
| Peirce Secondary School | Secondary | 820m |
| Yio Chu Kang Primary School | Primary | 870m |
| Yio Chu Kang Secondary School | Secondary | 930m |
| Singapore American School | International | 1.2 km |
Market Position
HORIZON GARDENS has recorded 29 sales at an average price of $2,516,544.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $691 psf | — |
| 2022 | 3 | $761 psf | ↑ 10.2% |
| 2023 | 5 | $852 psf | ↑ 11.9% |
| 2024 | 9 | $881 psf | ↑ 3.4% |
| 2025 | 6 | $950 psf | ↑ 7.9% |
| 2026 | 1 | $976 psf | ↑ 2.7% |
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The latest reading marks the highest point in this series — HORIZON GARDENS prices have climbed 41.3% since 2021.
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 |
Lease Analysis
With 68 years remaining on its 99-year lease, HORIZON GARDENS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 68 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families and yield-focused investors best. At ~700m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
mrt-walkable commuters and cpf-only buyers should probably look elsewhere. MRT proximity is the standout commute feature for daily transit users.
Verdict
HORIZON GARDENS is a 99 yrs lease commencing from 1995 development in District 20 (OCR), with 270 units, offering a gross yield of 3.0%.
At ~$954 psf, it represents a competitive entry point in the OCR segment.
Explore the full HORIZON GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HORIZON GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (100m away), an upgrader gap of about $1,800,000
- Bishan — 4-room average $791,445 (1.6 km away), an upgrader gap of about $1,750,000
FAQ
What is the average PSF for HORIZON GARDENS?
Is HORIZON GARDENS freehold?
What is the rental yield for HORIZON GARDENS?
Which MRT is nearest to HORIZON GARDENS?
Sources & Next Steps
- HORIZON GARDENS 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: 29 transactions
- Rental data: 60 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 29 records analysed · Source: URA private-sale caveats