Llyn Gardens
PAYA LEBAR WALK · D19
Median PSF · 12m
S$1,909
Median price · 12m
S$5.13M
Latest sale
S$5.89M
Nov 2025
1-year change
—
Sales · 12m
2
6 all time
Gross yield
1.15%
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
- +1.4%
- Annualised
- +1.4%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- +0.5%
- 5 years p.a.
- —
- Median size
- 1,704 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Llyn Gardens | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,909 | S$1,670 | +14.3% |
| Median price | S$5.13M | S$1.78M | +188.5% |
| Gross rental yield | 1.15% | 3.01% | -1.9 pts |
| 1-year price change | — | -4.0% | — |
This development trades about 14% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$7,000
Contracts · 12m
1
Implied annual rent
S$84K
Gross yield
1.15%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 1 | S$7,000 |
Investment analysis
Investment score 31 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
31/100
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.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%50
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bartley MRT at 670 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%26
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%15
How its median price per square foot compares with its own district.
- Rental yieldweight 20%4
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
- Bartley MRT670 m
- Serangoon MRT880 m
- Serangoon Interchange MRT1.0 km
- Kovan MRT1.3 km
Schools within 2 km
- Paya Lebar Methodist Girls' School (Primary)primary450 m
- Paya Lebar Methodist Girls' School (Secondary)secondary (s1-s5)520 m
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)600 m
- Maris Stella High Schoolmixed level (p1-s4)880 m
- Bartley Secondary Schoolsecondary (s1-s5)1.0 km
- Zhonghua Secondary Schoolsecondary (s1-s5)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units1.3 km
- Chuan ParkChuan Park Development Pte Ltd · TOP 2027916 units1.8 km
- CHUAN PARKChuan Park Development Pte. Ltd.916 units1.8 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | Terrace | S$5,888,888 | 4,918 sqft | S$1,197 | - | — |
| Oct 2025 | Terrace | S$4,380,000 | 1,672 sqft | S$2,620 | - | — |
| Sep 2024 | Terrace | S$3,690,000 | 1,653 sqft | S$2,232 | - | — |
| Aug 2024 | Terrace | S$3,588,888 | 1,730 sqft | S$2,075 | - | — |
| Mar 2024 | Terrace | S$3,400,000 | 1,679 sqft | S$2,025 | - | — |
| Oct 2022 | Terrace | S$4,200,000 | 2,231 sqft | S$1,882 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Tangerine Grove
S$1,753
+3.8%2 sales3.3% yield
Place-8
S$1,066
—1 sales
Landed Housing Development
S$1,498
-12.2%9 sales1.1% yield
The Morris Residences
S$849
-8.3%1 sales
Residential Apartments
S$1,303
-18.4%1 sales
Tai Keng Villas
S$1,004
-1.3%1 sales2.2% yield
Casa Rosa
S$1,353
+12.8%2 sales3.8% yield
Landed Housing Development
S$1,781
—1 sales2.1% 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.