Happy Estate
THOMSON HEIGHTS · D20
Median PSF · 12m
S$1,615
Median price · 12m
S$5.80M
Latest sale
S$7.20M
Feb 2026
1-year change
+11.1%
Sales · 12m
3
8 all time
Gross yield
1.36%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- -16.7%
- Annualised
- -9.9%
- Transactions
- 8
- 1 year
- +11.1%
- 3 years p.a.
- +6.6%
- 5 years p.a.
- —
- Median size
- 3,672 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Happy Estate | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,615 | S$1,955 | -17.4% |
| Median price | S$5.80M | S$1.93M | +200.7% |
| Gross rental yield | 1.36% | 3.44% | -2.1 pts |
| 1-year price change | +11.1% | +6.0% | +5.0 pts |
This development trades about 17% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$6,400
Contracts · 12m
1
Implied annual rent
S$77K
Gross yield
1.36%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 1 | S$6,400 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
57/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%88
How its median price per square foot compares with its own district.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%80
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%78
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%16
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 870 m.
- Rental yieldweight 20%8
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mayflower MRT870 m
- Lentor MRT1.0 km
- Bright Hill MRT1.6 km
- Yio Chu Kang MRT1.6 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)560 m
- Mayflower Secondary Schoolsecondary (s1-s5)1.1 km
- Peirce Secondary Schoolsecondary (s1-s5)1.2 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.2 km
- Ang Mo Kio Primary Schoolprimary1.3 km
- Mayflower Primary Schoolprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | Semi-detached | S$7,200,000 | 6,460 sqft | S$1,114 | - | — |
| Dec 2025 | Semi-detached | S$5,480,000 | 3,296 sqft | S$1,663 | - | — |
| Oct 2025 | Semi-detached | S$5,800,000 | 3,591 sqft | S$1,615 | - | — |
| Feb 2025 | Semi-detached | S$5,050,000 | 3,472 sqft | S$1,454 | - | — |
| Sep 2024 | Semi-detached | S$5,800,000 | 3,753 sqft | S$1,545 | - | — |
| Sep 2023 | Semi-detached | S$5,300,000 | 3,753 sqft | S$1,412 | - | — |
| Mar 2023 | Semi-detached | S$5,000,000 | 3,984 sqft | S$1,255 | - | — |
| Aug 2022 | Semi-detached | S$4,500,000 | 3,362 sqft | S$1,339 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Thomson Hills Estate
S$1,974
+12.8%6 sales
Horizon Green
S$962
+5.2%6 sales3.3% yield
Happy Park
S$1,907
—1 sales1.8% yield
Landed Housing Development
S$1,594
—1 sales
Teachers' Housing Estate
S$2,093
+5.3%9 sales
Sembawang Hills Estate
S$2,275
+11.1%33 sales1.4% yield
Poets Villas
S$795
-5.7%2 sales
St Nicholas View
S$1,858
+10.6%1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.