Happy Park
THOMSON WALK · D20
Median PSF · 12m
S$1,907
Median price · 12m
S$4.73M
Latest sale
S$4.73M
Oct 2025
1-year change
—
Sales · 12m
1
2 all time
Gross yield
1.75%
no rental data
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
- +6.0%
- Annualised
- +12.3%
- Transactions
- 2
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 2,496 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 Park | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,907 | S$1,955 | -2.4% |
| Median price | S$4.73M | S$1.93M | +145.2% |
| Gross rental yield | 1.75% | 3.44% | -1.7 pts |
| 1-year price change | — | +6.0% | — |
This development trades broadly in line with the D20 median.
Rental
Rent and yield
From URA private residential rental contracts.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
49/100
82% 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.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%69
How its median price per square foot compares with its own district.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%34
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 670 m.
- Rental yieldweight 20%16
Gross yield against every other development in its segment.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
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 MRT670 m
- Lentor MRT1.0 km
- Bright Hill MRT1.5 km
- Yio Chu Kang MRT1.5 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)380 m
- Mayflower Secondary Schoolsecondary (s1-s5)1.0 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.1 km
- Ang Mo Kio Primary Schoolprimary1.1 km
- Peirce Secondary Schoolsecondary (s1-s5)1.1 km
- Mayflower Primary Schoolprimary1.2 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | Terrace | S$4,730,000 | 2,480 sqft | S$1,907 | - | — |
| Nov 2023 | Terrace | S$4,520,000 | 2,511 sqft | S$1,800 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Horizon Green
S$962
+5.2%6 sales3.3% yield
Happy Estate
S$1,615
+11.1%3 sales1.4% yield
Thomson Hills Estate
S$1,974
+12.8%6 sales
Landed Housing Development
S$1,594
—1 sales
St Nicholas View
S$1,858
+10.6%1 sales
Horizon Gardens
S$983
+3.9%4 sales3.0% yield
The Panorama
S$2,094
+5.2%31 sales3.0% yield
Teachers' Housing Estate
S$2,093
+5.3%9 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.