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Home/District 13 - Macpherson, Potong Pasir/MACPHERSON GARDEN ESTATE

MACPHERSON GARDEN ESTATE

District 13RCRFreeholdPropertyGuru

Project Details

Address
JALAN GEMBIRA
Property Type
Terrace
Total Units
N/A
Est. TOP
N/A
Tenure
Freehold
Price by Bedroom (median, 3yr)
2-Bed*
$2,500,000
22 txns
3-Bed*
$2,800,000
8 txns
4-Bed*
$3,250,000
15 txns
5-Bed*
$4,640,000
3 txns
* Bedroom count estimated from floor area (this project is not catalogued on EdgeProp.sg).
Median PSF (3yr)
$2690
48 transactions
Normalized PSF
$2,676
Raw $2,690 · Bala Freehold
vs new D13 launches
+7.7%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

PSF Trend

Transaction prices per square foot

More projects in District 13 - Macpherson, Potong Pasir ->

Investment Signals

Maris Stella High (Primary) (1.1km)T3St. Andrew's Junior School (1.6km)T3No incoming supply within 2kmMattar MRT (760m)
Last 3 years
  • MACPHERSON GARDEN ESTATERCR
    Apr 2026 · D13 · 4-Bed* · 1,359 sqft · fl -
    $3,288,000
    $2,419 psf
    $2,419 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Mar 2026 · D13 · 4-Bed* · 1,356 sqft · fl -
    $3,250,000
    $2,396 psf
    $2,396 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Feb 2026 · D13 · 3-Bed* · 1,063 sqft · fl -
    $2,950,000
    $2,774 psf
    $2,774 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Feb 2026 · D13 · 3-Bed* · 989 sqft · fl -
    $3,820,000
    $3,862 psf
    $3,862 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Dec 2025 · D13 · 2-Bed* · 887 sqft · fl -
    $2,700,000
    $3,044 psf
    $3,044 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Dec 2025 · D13 · 5-Bed* · 2,043 sqft · fl -
    $5,100,000
    $2,496 psf
    $2,496 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Dec 2025 · D13 · 2-Bed* · 885 sqft · fl -
    $3,218,888
    $3,638 psf
    $3,638 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Nov 2025 · D13 · 2-Bed* · 885 sqft · fl -
    $2,500,000
    $2,826 psf
    $2,826 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Oct 2025 · D13 · 2-Bed* · 886 sqft · fl -
    $2,450,000
    $2,766 psf
    $2,766 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Sep 2025 · D13 · 5-Bed* · 2,289 sqft · fl -
    $4,640,000
    $2,027 psf
    $2,027 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Sep 2025 · D13 · 4-Bed* · 1,352 sqft · fl -
    $3,750,000
    $2,774 psf
    $2,774 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Aug 2025 · D13 · 3-Bed* · 988 sqft · fl -
    $2,350,000
    $2,378 psf
    $2,378 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Jun 2025 · D13 · 4-Bed* · 1,297 sqft · fl -
    $2,810,000
    $2,166 psf
    $2,166 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Jun 2025 · D13 · 3-Bed* · 971 sqft · fl -
    $2,690,000
    $2,771 psf
    $2,771 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    May 2025 · D13 · 2-Bed* · 885 sqft · fl -
    $2,680,000
    $3,029 psf
    $3,029 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    May 2025 · D13 · 2-Bed* · 885 sqft · fl -
    $3,100,000
    $3,504 psf
    $3,504 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    May 2025 · D13 · 4-Bed* · 1,396 sqft · fl -
    $3,880,800
    $2,780 psf
    $2,780 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    May 2025 · D13 · 5-Bed* · 1,951 sqft · fl -
    $3,280,000
    $1,681 psf
    $1,681 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Apr 2025 · D13 · 4-Bed* · 1,298 sqft · fl -
    $2,650,000
    $2,041 psf
    $2,041 norm
    Resale
  • MACPHERSON GARDEN ESTATERCR
    Apr 2025 · D13 · 4-Bed* · 1,298 sqft · fl -
    $4,058,888
    $3,127 psf
    $3,127 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
MACPHERSON GARDEN ESTATE13RCR4*-1,359$3,288,000$2,419$2,419Apr 2026Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,356$3,250,000$2,396$2,396Mar 2026Resale
MACPHERSON GARDEN ESTATE13RCR3*-1,063$2,950,000$2,774$2,774Feb 2026Resale
MACPHERSON GARDEN ESTATE13RCR3*-989$3,820,000$3,862$3,862Feb 2026Resale
MACPHERSON GARDEN ESTATE13RCR2*-887$2,700,000$3,044$3,044Dec 2025Resale
MACPHERSON GARDEN ESTATE13RCR5*-2,043$5,100,000$2,496$2,496Dec 2025Resale
MACPHERSON GARDEN ESTATE13RCR2*-885$3,218,888$3,638$3,638Dec 2025Resale
MACPHERSON GARDEN ESTATE13RCR2*-885$2,500,000$2,826$2,826Nov 2025Resale
MACPHERSON GARDEN ESTATE13RCR2*-886$2,450,000$2,766$2,766Oct 2025Resale
MACPHERSON GARDEN ESTATE13RCR5*-2,289$4,640,000$2,027$2,027Sep 2025Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,352$3,750,000$2,774$2,774Sep 2025Resale
MACPHERSON GARDEN ESTATE13RCR3*-988$2,350,000$2,378$2,378Aug 2025Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,297$2,810,000$2,166$2,166Jun 2025Resale
MACPHERSON GARDEN ESTATE13RCR3*-971$2,690,000$2,771$2,771Jun 2025Resale
MACPHERSON GARDEN ESTATE13RCR2*-885$2,680,000$3,029$3,029May 2025Resale
MACPHERSON GARDEN ESTATE13RCR2*-885$3,100,000$3,504$3,504May 2025Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,396$3,880,800$2,780$2,780May 2025Resale
MACPHERSON GARDEN ESTATE13RCR5*-1,951$3,280,000$1,681$1,681May 2025Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,298$2,650,000$2,041$2,041Apr 2025Resale
MACPHERSON GARDEN ESTATE13RCR4*-1,298$4,058,888$3,127$3,127Apr 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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