Overview & Key Facts
PAYA LEBAR GARDENS is a freehold condominium at JALAN USAHA in District 19 (OCR), developed by , completed in 2026.
Location & Connectivity
PAYA LEBAR GARDENS is approximately 480m from Bartley MRT station, with 4 stations within 1.5 km.
Schools & Education
16 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 760m |
| Red Swastika School | Primary | 1 km |
| Zhonghua Secondary School | Secondary | 1 km |
| Zhonghua Primary School | Primary | 1.1 km |
| Montfort Junior School | Primary | 1.3 km |
| Cedar Girls' Secondary School | Secondary | 1.4 km |
| Montfort Secondary School | Secondary | 1.4 km |
| Cedar Primary School | Primary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $2,650 psf | $3,417,815 |
| 4 BR | 7 | $2,182 psf | $3,704,286 |
Market Position
PAYA LEBAR GARDENS has recorded 13 sales at an average price of $3,572,068.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $1,780 psf | — |
| 2023 | 3 | $2,274 psf | ↑ 27.7% |
| 2024 | 6 | $2,423 psf | ↑ 6.6% |
| 2025 | 1 | $2,501 psf | ↑ 3.2% |
| 2026 | 1 | $3,754 psf | ↑ 50.1% |
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The latest reading marks the highest point in this series — PAYA LEBAR GARDENS prices have climbed 110.9% since 2022.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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 |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- With just 2 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
Buyers most likely to be happy here: families with young children and freehold / generational hold. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
international school families and yield-focused investors should treat this as a shortlist candidate, not a default choice.
first-time hdb upgraders and resort facilities should probably look elsewhere. OCR (Outside Central Region) pricing sits within reach of HDB upgraders banking proceeds from a mature-estate resale.
Verdict
PAYA LEBAR GARDENS is a freehold development in District 19 (OCR), offering a gross yield of 1.9%.
At ~$3,127 psf, it represents a competitive entry point in the OCR segment.
Explore the full PAYA LEBAR GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PAYA LEBAR GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for PAYA LEBAR GARDENS?
Is PAYA LEBAR GARDENS freehold?
What is the rental yield for PAYA LEBAR GARDENS?
Which MRT is nearest to PAYA LEBAR GARDENS?
Sources & Next Steps
- PAYA LEBAR GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 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: 13 transactions
- Rental data: 9 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 13 records analysed · Source: URA private-sale caveats