Gardenvista Review — Upper Bukit Timah / Ulu Pandan · D21
PI Score: 81/100 — Solid Choice!
Is Gardenvista a good buy?
PI Score rates Gardenvista 81/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,981 psf
- Price from: S$1.55M
Live market data
- Resale transactions (12mo): 12
- Recent resale PSF: ~$1,980 psf
- Gross rental yield: 2.9%
What works in its favour
- Both anchors locked in: 470m to PEI HWA PRESBYTERIAN PRIMARY SCHOOL [SAP] and 389m (~5-min walk) to King Albert Park MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — PEI HWA PRESBYTERIAN PRIMARY SCHOOL: PEI HWA PRESBYTERIAN PRIMARY SCHOOL is SAP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 12 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 29 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D21 · Upper Bukit Timah / Ulu Pandan: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Gardenvista suits
- Buyers who prioritise a central, well-connected address
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Pei Hwa Presbyterian Primary School within 1km at ~$1,981 psf — parents pay for this. Lease 72 years left — financing starts to pinch.
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