Landed Housing Development
HAPPY AVENUE EAST · D13
Median PSF · 12m
S$2,128
Median price · 12m
S$4.38M
Latest sale
S$4.40M
Jul 2026
1-year change
—
Sales · 12m
2
6 all time
Gross yield
—
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
- +29.8%
- Annualised
- +23.2%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- +9.1%
- 5 years p.a.
- —
- Median size
- 2,070 sqft
Against the neighbourhood
How it compares within D13
Macpherson, Braddell, Potong Pasir. All figures are medians over the last 12 months for private homes in this district.
| Measure | Landed Housing Development | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$2,128 | S$2,005 | +6.1% |
| Median price | S$4.38M | S$1.58M | +177.3% |
| Gross rental yield | — | 3.67% | — |
| 1-year price change | — | +4.0% | — |
This development trades about 6% above the D13 median price per square foot.
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 70 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
70/100
80% 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%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%89
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%64
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mattar MRT at 420 m.
- Valuationweight 22%44
How its median price per square foot compares with its own district.
- Rental yieldweight 20%not measurable
Gross yield against every other development in its segment.
Not enough data to score rental yield.
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
- Mattar MRT420 m
- Tai Seng MRT950 m
- Macpherson MRT1.0 km
- Macpherson Interchange MRT1.1 km
Schools within 2 km
- Canossa Catholic Primary Schoolprimary360 m
- Cedar Primary Schoolprimary880 m
- Cedar Girls' Secondary Schoolsecondary (s1-s4)920 m
- Bartley Secondary Schoolsecondary (s1-s5)1.1 km
- Maris Stella High Schoolmixed level (p1-s4)1.3 km
- Geylang Methodist School (Secondary)secondary (s1-s5)1.4 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | Terrace | S$4,400,000 | 2,070 sqft | S$2,126 | - | — |
| Apr 2026 | Terrace | S$4,350,000 | 2,042 sqft | S$2,130 | - | — |
| Sep 2024 | Terrace | S$3,780,000 | 2,070 sqft | S$1,826 | - | — |
| Jul 2024 | Terrace | S$3,530,000 | 1,800 sqft | S$1,961 | - | — |
| Mar 2024 | Terrace | S$3,730,000 | 2,070 sqft | S$1,802 | - | — |
| Aug 2023 | Terrace | S$3,388,888 | 2,070 sqft | S$1,637 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,481
-1.7%1 sales1.2% yield
Landed Housing Development
S$1,741
—2 sales1.0% yield
Landed Housing Development
S$1,515
—1 sales2.0% yield
Landed Housing Development
S$1,318
—2 sales1.6% yield
Macpherson Garden Estate
S$2,826
+3.0%15 sales1.7% yield
Landed Housing Development
S$1,636
+45.7%2 sales1.2% yield
Sky Green
S$1,868
+1.3%9 sales3.6% yield
Landed Housing Development
S$2,658
—2 sales1.3% yield
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.