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Home/District 19 - Punggol, Sengkang/THE GARDEN RESIDENCES

THE GARDEN RESIDENCES

District 19OCR99 yrs lease commencing from 2017PropertyGuru

Project Details

Address
SERANGOON NORTH VIEW
Property Type
Apartment
Total Units
613
Est. TOP
2021
Developer
Gardens Development Pte. Ltd.
Tenure
99 yrs lease commencing from 2017
Price by Bedroom (median, 3yr)
1-Bed
$810,000
39 txns
2-Bed
$1,185,000
66 txns
3-Bed
$1,480,000
62 txns
4-Bed
$2,230,000
13 txns
5-Bed
$2,950,000
6 txns
Median PSF (3yr)
$1822
186 transactions
Normalized PSF
$2,027
Raw $1,822 · Bala 94.6%
vs new D19 launches
-24.9%
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 19 - Punggol, Sengkang ->

Investment Signals

Rosyth School (885m)T1Xinmin Primary School (1.5km)T3Hougang Primary School (1.7km)T3Yangzheng Primary School (1.9km)T1Low supply: 293 units within 2kmNo MRT within 1km
Last 3 years
  • THE GARDEN RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 689 sqft · fl 11-15
    $1,290,000
    $1,873 psf
    $2,084 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Apr 2026 · D19 · 2-Bed · 614 sqft · fl 11-15
    $1,175,000
    $1,915 psf
    $2,131 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Apr 2026 · D19 · 3-Bed · 786 sqft · fl 01-05
    $1,450,000
    $1,845 psf
    $2,053 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 614 sqft · fl 06-10
    $1,165,000
    $1,899 psf
    $2,113 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 753 sqft · fl 01-05
    $1,200,000
    $1,593 psf
    $1,773 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Feb 2026 · D19 · 3-Bed · 786 sqft · fl 06-10
    $1,480,000
    $1,884 psf
    $2,096 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Feb 2026 · D19 · 2-Bed · 689 sqft · fl 06-10
    $1,300,000
    $1,887 psf
    $2,100 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Jan 2026 · D19 · 2-Bed · 614 sqft · fl 06-10
    $1,180,000
    $1,923 psf
    $2,140 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Dec 2025 · D19 · 3-Bed · 786 sqft · fl 01-05
    $1,410,000
    $1,794 psf
    $1,996 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Dec 2025 · D19 · 4-Bed · 1,163 sqft · fl 01-05
    $2,230,000
    $1,918 psf
    $2,134 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Dec 2025 · D19 · 3-Bed · 797 sqft · fl 01-05
    $1,412,000
    $1,773 psf
    $1,973 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Nov 2025 · D19 · 3-Bed · 797 sqft · fl 11-15
    $1,515,000
    $1,902 psf
    $2,116 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Nov 2025 · D19 · 3-Bed · 904 sqft · fl 11-15
    $1,820,000
    $2,013 psf
    $2,240 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Nov 2025 · D19 · 2-Bed · 614 sqft · fl 11-15
    $1,105,000
    $1,801 psf
    $2,004 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Nov 2025 · D19 · 2-Bed · 614 sqft · fl 06-10
    $1,160,000
    $1,891 psf
    $2,104 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Nov 2025 · D19 · 2-Bed · 614 sqft · fl 11-15
    $1,160,000
    $1,891 psf
    $2,104 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Oct 2025 · D19 · 3-Bed · 807 sqft · fl 06-10
    $1,515,000
    $1,877 psf
    $2,089 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Oct 2025 · D19 · 4-Bed · 1,195 sqft · fl 06-10
    $2,480,000
    $2,076 psf
    $2,310 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Oct 2025 · D19 · 3-Bed · 904 sqft · fl 11-15
    $1,880,000
    $2,079 psf
    $2,313 norm
    Resale
  • THE GARDEN RESIDENCESOCR
    Oct 2025 · D19 · 1-Bed · 517 sqft · fl 06-10
    $900,000
    $1,742 psf
    $1,938 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE GARDEN RESIDENCES19OCR211-15689$1,290,000$1,873$2,084Apr 2026Resale
THE GARDEN RESIDENCES19OCR211-15614$1,175,000$1,915$2,131Apr 2026Resale
THE GARDEN RESIDENCES19OCR301-05786$1,450,000$1,845$2,053Apr 2026Resale
THE GARDEN RESIDENCES19OCR206-10614$1,165,000$1,899$2,113Feb 2026Resale
THE GARDEN RESIDENCES19OCR201-05753$1,200,000$1,593$1,773Feb 2026Resale
THE GARDEN RESIDENCES19OCR306-10786$1,480,000$1,884$2,096Feb 2026Resale
THE GARDEN RESIDENCES19OCR206-10689$1,300,000$1,887$2,100Feb 2026Resale
THE GARDEN RESIDENCES19OCR206-10614$1,180,000$1,923$2,140Jan 2026Resale
THE GARDEN RESIDENCES19OCR301-05786$1,410,000$1,794$1,996Dec 2025Resale
THE GARDEN RESIDENCES19OCR401-051,163$2,230,000$1,918$2,134Dec 2025Resale
THE GARDEN RESIDENCES19OCR301-05797$1,412,000$1,773$1,973Dec 2025Resale
THE GARDEN RESIDENCES19OCR311-15797$1,515,000$1,902$2,116Nov 2025Resale
THE GARDEN RESIDENCES19OCR311-15904$1,820,000$2,013$2,240Nov 2025Resale
THE GARDEN RESIDENCES19OCR211-15614$1,105,000$1,801$2,004Nov 2025Resale
THE GARDEN RESIDENCES19OCR206-10614$1,160,000$1,891$2,104Nov 2025Resale
THE GARDEN RESIDENCES19OCR211-15614$1,160,000$1,891$2,104Nov 2025Resale
THE GARDEN RESIDENCES19OCR306-10807$1,515,000$1,877$2,089Oct 2025Resale
THE GARDEN RESIDENCES19OCR406-101,195$2,480,000$2,076$2,310Oct 2025Resale
THE GARDEN RESIDENCES19OCR311-15904$1,880,000$2,079$2,313Oct 2025Resale
THE GARDEN RESIDENCES19OCR106-10517$900,000$1,742$1,938Oct 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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