Overview & Key Facts
MUN WAH GARDEN is a freehold condominium at TUNG PO AVENUE in District 26 (OCR), developed by .
Location & Connectivity
MUN WAH GARDEN is approximately 600m from Lentor MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lentor | Thomson-East Coast Line | 600m |
| Mayflower | Thomson-East Coast Line | 1.2 km |
| Yio Chu Kang | North-South Line | 1.5 km |
Schools & Education
11 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 610m |
| Mayflower Primary School | Primary | 980m |
| Jing Shan Primary School | Primary | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.3 km |
| Peirce Secondary School | Secondary | 1.3 km |
| Ang Mo Kio Primary School | Primary | 1.3 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Yio Chu Kang Secondary School | Secondary | 1.5 km |
Market Position
MUN WAH GARDEN has recorded 5 sales at an average price of $5,923,778.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,382 psf | — |
| 2022 | 1 | $1,266 psf | ↓ 8.4% |
| 2026 | 1 | $1,970 psf | ↑ 55.6% |
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The latest reading marks the highest point in this series — MUN WAH GARDEN prices have climbed 42.6% since 2021.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | $2,178 psf | 917 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | $2,142 psf | 645 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | $2,222 psf | 477 |
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
The profile fits multi-generational families, mrt-walkable commuters, international school families and freehold / generational hold best. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
MUN WAH GARDEN is a freehold development in District 26 (OCR), offering a gross yield of 1.5%.
At ~$1,970 psf, it represents a competitive entry point in the OCR segment.
Explore the full MUN WAH GARDEN dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MUN WAH GARDEN against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (360m away), an upgrader gap of about $5,200,000
- Bishan — 4-room average $791,445 (2 km away), an upgrader gap of about $5,150,000
FAQ
What is the average PSF for MUN WAH GARDEN?
Is MUN WAH GARDEN freehold?
What is the rental yield for MUN WAH GARDEN?
Which MRT is nearest to MUN WAH GARDEN?
Sources & Next Steps
- MUN WAH GARDEN Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 26 (Upper Thomson, Springleaf) — District 26 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: 5 transactions
- Rental data: 6 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 5 records analysed · Source: URA private-sale caveats