Overview & Key Facts
PASIR PANJANG GARDENS is a freehold condominium at JALAN MAS KUNING in District 5 (OCR), developed by BAHTRA DEVELOPMENT PTE LTD, comprising 122 units, completed in 1985.
Location & Connectivity
PASIR PANJANG GARDENS is approximately 780m from Clementi MRT station.
| Station | Line | Distance |
|---|---|---|
| Clementi | East-West Line | 780m |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Clementi Town Secondary School | Secondary | 760m |
| Clementi Primary School | Primary | 880m |
| NUS High School of Mathematics and Science | Jc | 930m |
| Kent Ridge Secondary School | Secondary | 980m |
| Pei Tong Primary School | Primary | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.4 km |
| Nan Hua Primary School | Primary | 1.5 km |
| Singapore Polytechnic | Tertiary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 12 | $2,255 psf | $3,606,741 |
| 5+ BR | 5 | $1,858 psf | $4,201,000 |
Market Position
PASIR PANJANG GARDENS has recorded 17 sales at an average price of $3,781,523.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,686 psf | — |
| 2022 | 3 | $1,786 psf | ↑ 6.0% |
| 2023 | 2 | $1,985 psf | ↑ 11.2% |
| 2024 | 5 | $2,319 psf | ↑ 16.8% |
| 2025 | 2 | $2,123 psf | ↓ 8.5% |
| 2026 | 4 | $2,376 psf | ↑ 11.9% |
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The latest reading marks the highest point in this series — PASIR PANJANG GARDENS prices have climbed 40.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% 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 |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
What Could Work Against You
- With just 4 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 41+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, tertiary student housing, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For mrt-walkable commuters and en-bloc speculators, it can work — but weigh the trade-offs before committing.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
PASIR PANJANG GARDENS is a freehold development in District 5 (OCR), with 122 units, offering a gross yield of 1.5%.
At ~$2,291 psf, it represents a competitive entry point in the OCR segment.
Explore the full PASIR PANJANG GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PASIR PANJANG GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (270m away), an upgrader gap of about $2,950,000
- Queenstown — 4-room average $1,002,705 (1.9 km away), an upgrader gap of about $2,800,000
FAQ
What is the average PSF for PASIR PANJANG GARDENS?
Is PASIR PANJANG GARDENS freehold?
What is the rental yield for PASIR PANJANG GARDENS?
Which MRT is nearest to PASIR PANJANG GARDENS?
Sources & Next Steps
- PASIR PANJANG GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 17 transactions
- Rental data: 64 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 17 records analysed · Source: URA private-sale caveats