Overview & Key Facts
HUA MEI GARDENS is a freehold condominium at PHOENIX RISE in District 23 (OCR), developed by .
Location & Connectivity
HUA MEI GARDENS is approximately 480m from Phoenix MRT station, with 10 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Phoenix | Bukit Panjang LRT | 480m |
| Teck Whye | Bukit Panjang LRT | 530m |
| Ten Mile Junction | Bukit Panjang LRT | 700m |
| Bukit Panjang | Downtown Line | 710m |
| Bukit Panjang | Bukit Panjang LRT | 710m |
| Cashew | Downtown Line | 900m |
Schools & Education
12 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | Primary | 740m |
| Unity Primary School | Primary | 1.1 km |
| Springdale Primary School | Primary | 1.2 km |
| West Spring Secondary School | Secondary | 1.4 km |
| West Spring Primary School | Primary | 1.5 km |
| Fajar Secondary School | Secondary | 1.5 km |
| Greenridge Secondary School | Secondary | 1.5 km |
| Bukit Panjang Primary School | Primary | 1.5 km |
Market Position
HUA MEI GARDENS has recorded 2 sales at an average price of $4,469,000.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | $1,389 psf | 568 |
| MIDWOOD | 99 yrs lease commencing from 2018 | $1,736 psf | 544 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | $1,660 psf | 458 |
| THE MYST | 99 yrs lease commencing from 2023 | $2,093 psf | 390 |
What Could Work Against You
- With just 1 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
This is a strong match for multi-generational families, car-owning households, long-term hold (10+ yr) and freehold / generational hold. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
For mrt-walkable commuters, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and foreign / absd-aware buyers — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
HUA MEI GARDENS is a freehold development in District 23 (OCR), offering a gross yield of 1.1%.
At ~$1,538 psf, it represents a competitive entry point in the OCR segment.
Explore the full HUA MEI GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HUA MEI GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Choa Chu Kang — 4-room average $559,427 (440m away), an upgrader gap of about $3,900,000
- Bukit Panjang — 4-room average $581,903 (740m away), an upgrader gap of about $3,900,000
- Bukit Batok — 4-room average $626,224 (1 km away), an upgrader gap of about $3,850,000
FAQ
What is the average PSF for HUA MEI GARDENS?
Is HUA MEI GARDENS freehold?
What is the rental yield for HUA MEI GARDENS?
Which MRT is nearest to HUA MEI GARDENS?
Sources & Next Steps
- HUA MEI GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) — District 23 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: 3 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 2 records analysed · Source: URA private-sale caveats