Overview & Key Facts
ISLAND GARDENS is a freehold condominium at ISLAND GARDENS WALK in District 20 (RCR), developed by .
Location & Connectivity
ISLAND GARDENS is approximately 530m from Bright Hill MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bright Hill | Thomson-East Coast Line | 530m |
| Upper Thomson | Thomson-East Coast Line | 1 km |
| Mayflower | Thomson-East Coast Line | 1.5 km |
Schools & Education
16 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 1.2 km |
| Jing Shan Primary School | Primary | 1.3 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.5 km |
| EtonHouse International School (Thomson) | International | 1.5 km |
| Swiss Cottage Secondary School | Secondary | 1.5 km |
| Mayflower Primary School | Primary | 1.6 km |
| Bishan Park Secondary School | Secondary | 1.6 km |
| Marymount Convent School | Primary | 1.7 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,278 psf | $4,200,000 |
| 5+ BR | 3 | $1,950 psf | $4,326,000 |
Market Position
ISLAND GARDENS has recorded 4 sales at an average price of $4,294,500.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,496 psf | — |
| 2023 | 1 | $2,278 psf | ↑ 52.2% |
| 2024 | 1 | $2,036 psf | ↓ 10.6% |
| 2026 | 1 | $2,318 psf | ↑ 13.8% |
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ISLAND GARDENS prices sit at a fresh series high after a 13.8% gain on the prior period, now 54.9% above the 2021 starting level.
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: car-owning households, nature / park-fronting and freehold / generational hold. Parking and arterial road access matter more here than walking-distance MRT.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
families with young children, sports / active lifestyle and yield-focused investors should probably look elsewhere. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
Verdict
ISLAND GARDENS is a freehold development in District 20 (RCR), offering a gross yield of 1.2%.
At ~$2,318 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full ISLAND GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ISLAND GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (330m away), an upgrader gap of about $3,500,000
- Ang Mo Kio — 4-room average $724,816 (800m away), an upgrader gap of about $3,550,000
FAQ
What is the average PSF for ISLAND GARDENS?
Is ISLAND GARDENS freehold?
What is the rental yield for ISLAND GARDENS?
Which MRT is nearest to ISLAND GARDENS?
Sources & Next Steps
- ISLAND 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: 4 transactions
- Rental data: 4 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 4 records analysed · Source: URA private-sale caveats