Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
GAO MING HUA YUAN
SHAMAH TERRACE
1.1 kmHUME MRT STATION
0Transactions in latest 12 months
Market Snapshot
At Peak
At 24-Month High
Peak: Oct 2024Based on latest 24 months due to no transactions in the latest 12 months
At Low
At 24-Month Low
Low: Oct 2024Based on latest 24 months due to no transactions in the latest 12 months
▲ +11.9%
Vs District Median PSF
Above District 21 medianBased on latest 24 months due to no transactions in the latest 12 months
▲ +17.0%
Vs RCR Median PSF
Above RCR medianBased on latest 24 months due to no transactions in the latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
0
Up to latest completed Month
Latest transacted price
$11.75M
5,881 sqft · 1 Oct 2024
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Sep 2021 to Oct 2024
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from GAO MING HUA YUAN. Distances are straight-line estimates.
MRT / LRT
- HUME MRT STATION1.1 kmUPPER BUKIT TIMAH ROAD
- BEAUTY WORLD MRT STATION1.4 kmUPPER BUKIT TIMAH ROAD
- BUKIT BATOK MRT STATION1.7 kmBUKIT BATOK CENTRAL
Primary Schools
- KEMING PRIMARY SCHOOL890 mBUKIT BATOK EAST AVENUE 6
- BUKIT TIMAH PRIMARY SCHOOL1.0 kmLORONG KISMIS
- LIANHUA PRIMARY SCHOOL1.4 kmBUKIT BATOK STREET 52
- PEI HWA PRESBYTERIAN PRIMARY SCHOOL1.6 kmPEI WAH AVENUE
Secondary Schools
- BUKIT VIEW SECONDARY SCHOOL1.3 kmBUKIT BATOK STREET 21
- HILLGROVE SECONDARY SCHOOL1.4 kmBUKIT BATOK STREET 52
- CREST SECONDARY SCHOOL2.4 kmJURONG EAST STREET 24
- ASSUMPTION ENGLISH SCHOOL2.4 kmUPPER BUKIT TIMAH ROAD
Post-Secondary
- NGEE ANN POLYTECHNIC1.9 kmCLEMENTI ROAD
- MILLENNIA INSTITUTE2.6 kmBUKIT BATOK WEST AVENUE 8
- ITE COLLEGE WEST3.4 kmCHOA CHU KANG GROVE
Hawker Centres
- Bukit Timah Interim Hawker Centre and Market1.4 kmJALAN SEH CHUAN
- Bukit Timah Market1.6 kmUpper Bukit Timah Road
- Bukit Batok West Hawker Centre2.7 kmBukit Batok West Avenue 9
Hospitals
- ST. LUKE'S HOSPITAL2.5 kmBUKIT BATOK STREET 11
- JURONG COMMUNITY HOSPITAL2.5 kmJURONG EAST STREET 21
Parks
- JALAN TEKUKOR PLAYGROUND280 m
- BUKIT BATOK NATURE PARK390 m
- HIGHGATE WALK PLAYGROUND700 m
Libraries
- Bukit Batok Library1.7 kmBukit Batok Central Link
- Jurong Library3.2 kmJurong East Central 1
Community Clubs
- Bukit Batok East CC (U/C)730 mBukit Batok East Avenue 4
- Bukit Timah CC (Pending U/C)1.1 kmToh Yi Drive
Sport Facilities
- Bukit Batok Swimming Complex1.8 kmBukit Batok Street 22
- Bukit Gombak Sport Centre2.0 kmBukit Batok West Avenue 5
- Senja-Cashew Sport Centre3.9 kmBukit Panjang Road
Market Position & Nearby Transactions
How GAO MING HUA YUAN compares with District 21 projects and transactions recorded within 1 km over the latest 12 months.
District 21 Median PSF$1,785Median of district projects with recorded sales
Nearby Median PSF$1,574Comparable projects within 1 km
Nearby 12M Sales226Across nearby developments
Comparable Projects20Located within 1 km
Position Within District 21
Insufficient recent project sales
A reliable project-level ranking is not shown because this development has no usable transactions in the latest 12-month period. Use the nearby comparable table for current market context.
District 21 median$1,785 psf
District reference range$1,049 – $2,479 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| SHERWOOD CONDOMINIUM | 472 m | — | — | 10 | $1,487 |
| CHARISMA VIEW | 519 m | 200323 yrs old | — | 0 | — |
| PATENT PLACE | 562 m | — | — | 0 | — |
| REGIS MANSIONS | 591 m | 199729 yrs old | — | 0 | — |
| PALM RESIDENCE | 591 m | 200521 yrs old | — | 1 | $1,540 |
| GRAND REGENCY | 591 m | 200026 yrs old | — | 2 | $1,680 |
| GRAND CHATEAU | 602 m | 199729 yrs old | — | 3 | $1,551 |
| ROYAL COURT | 614 m | 199927 yrs old | — | 0 | — |
| SELANTING GREEN | 665 m | 199927 yrs old | — | 2 | $1,574 |
| RIDGEVALE GARDENS | 696 m | 199630 yrs old | — | 2 | $2,502 |
| PARKVIEW APARTMENTS | 739 m | 199828 yrs old | — | 41 | $993 |
| BUKIT REGENCY | 748 m | 199630 yrs old | — | 8 | $1,636 |
| HIGHGATE PARK | 754 m | — | 108 | 5 | $2,803 |
| PARK NATURA | 802 m | 201115 yrs old | 192 | 9 | $1,573 |
| HIGHGATE | 806 m | 199531 yrs old | — | 15 | $1,526 |
| THE HILLSIDE | 810 m | 200125 yrs old | — | 10 | $1,690 |
| GOODLUCK GARDEN | 812 m | 198442 yrs old | — | 0 | — |
| FORETT@BUKIT TIMAH | 816 m | 20242 yrs old | 633 | 64 | $2,355 |
| THE PETALS | 840 m | 200224 yrs old | — | 7 | $1,371 |
| SIGNATURE PARK | 845 m | 199828 yrs old | — | 47 | $1,713 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-09 | 2 | $1.05M | $1.05M | $1.05M | $2,217 |
| 2025-08 | 1 | $1.04M | $1.04M | $1.04M | $2,194 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FORETT@BUKIT TIMAH | Apt | 633 | 3 | $1.05M | $2,209 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.31M | $1.31M | $1.31M | $2,296 |
| 2026-04 | 1 | $1.34M | $1.34M | $1.34M | $2,345 |
| 2026-03 | 1 | $1.34M | $1.34M | $1.34M | $2,349 |
| 2026-02 | 1 | $1.7M | $1.7M | $1.7M | $2,357 |
| 2025-12 | 3 | $1.51M | $1.36M | $1.6M | $2,289 |
| 2025-10 | 1 | $1.68M | $1.68M | $1.68M | $2,329 |
| 2025-09 | 1 | $1.34M | $1.34M | $1.34M | $2,353 |
| 2025-08 | 2 | $1.51M | $1.31M | $1.7M | $2,310 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FORETT@BUKIT TIMAH | Apt | 633 | 11 | $1.48M | $2,319 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $987.5K | $985K | $990K | $1,009 |
| 2026-04 | 1 | $1.35M | $1.35M | $1.35M | $1,458 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $2,654 |
| 2026-02 | 2 | $1.34M | $1.32M | $1.36M | $1,569 |
| 2025-12 | 1 | $2.32M | $2.32M | $2.32M | $2,368 |
| 2025-11 | 2 | $1.18M | $975K | $1.38M | $1,238 |
| 2025-10 | 3 | $1.1M | $970K | $1.33M | $1,164 |
| 2025-09 | 2 | $1.44M | $1.38M | $1.5M | $1,574 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SHERWOOD CONDOMINIUM | Condo | — | 6 | $1.38M | $1,508 |
| PARKVIEW APARTMENTS | Apt | — | 5 | $985.6K | $1,004 |
| FORETT@BUKIT TIMAH | Apt | 633 | 2 | $2.46M | $2,511 |
| GRAND REGENCY | Apt | — | 1 | $1.36M | $1,662 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 2 | $1.87M | $1.75M | $1.98M | $1,805 |
| 2026-06 | 1 | $1.12M | $1.12M | $1.12M | $996 |
| 2026-05 | 4 | $1.67M | $1.1M | $2.68M | $1,497 |
| 2026-04 | 1 | $1.06M | $1.06M | $1.06M | $938 |
| 2026-03 | 5 | $1.51M | $1.06M | $1.95M | $1,432 |
| 2026-02 | 2 | $1.47M | $1.07M | $1.87M | $1,360 |
| 2026-01 | 3 | $1.3M | $1.05M | $1.74M | $1,211 |
| 2025-12 | 2 | $1.78M | $1.77M | $1.78M | $1,709 |
| 2025-11 | 5 | $1.94M | $1.08M | $2.7M | $1,830 |
| 2025-10 | 4 | $1.27M | $985K | $1.75M | $1,154 |
| 2025-09 | 1 | $1.75M | $1.75M | $1.75M | $1,676 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARKVIEW APARTMENTS | Apt | — | 13 | $1.09M | $976 |
| SIGNATURE PARK | Condo | — | 13 | $1.79M | $1,722 |
| FORETT@BUKIT TIMAH | Apt | 633 | 3 | $2.62M | $2,376 |
| THE HILLSIDE | Condo | — | 1 | $1.78M | $1,705 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.46M | $2.46M | $2.46M | $1,758 |
| 2026-06 | 3 | $2.46M | $2.43M | $2.52M | $1,748 |
| 2026-05 | 1 | $2.07M | $2.07M | $2.07M | $1,394 |
| 2026-03 | 2 | $1.96M | $1.9M | $2.03M | $1,512 |
| 2026-01 | 1 | $2.23M | $2.23M | $2.23M | $1,535 |
| 2025-12 | 4 | $2.39M | $2.18M | $2.53M | $1,765 |
| 2025-11 | 6 | $2.36M | $2.03M | $2.58M | $1,717 |
| 2025-10 | 2 | $2.43M | $2.4M | $2.45M | $1,754 |
| 2025-09 | 2 | $2.32M | $2.25M | $2.38M | $1,641 |
| 2025-08 | 2 | $2.26M | $2.2M | $2.32M | $1,582 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SIGNATURE PARK | Condo | — | 10 | $2.46M | $1,756 |
| HIGHGATE | Condo | — | 6 | $2.13M | $1,520 |
| BUKIT REGENCY | Condo | — | 2 | $2.36M | $1,757 |
| PARK NATURA | Condo | 192 | 2 | $2.37M | $1,702 |
| THE HILLSIDE | Condo | — | 2 | $2.34M | $1,761 |
| GRAND CHATEAU | Condo | — | 1 | $2.03M | $1,611 |
| SELANTING GREEN | Apt | — | 1 | $2.23M | $1,535 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.1M | $2.1M | $2.1M | $1,374 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,882 |
| 2025-12 | 2 | $3.76M | $2.53M | $5M | $2,173 |
| 2025-11 | 3 | $3.63M | $2.63M | $5.05M | $2,149 |
| 2025-10 | 1 | $4.8M | $4.8M | $4.8M | $2,691 |
| 2025-09 | 1 | $3.21M | $3.21M | $3.21M | $1,864 |
| 2025-08 | 1 | $2.9M | $2.9M | $2.9M | $1,663 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| HIGHGATE PARK | Terrace House | 108 | 3 | $4.95M | $2,775 |
| SIGNATURE PARK | Condo | — | 3 | $3.2M | $1,876 |
| PARK NATURA | Condo | 192 | 2 | $2.5M | $1,519 |
| THE HILLSIDE | Condo | — | 1 | $2.63M | $1,733 |
| THE PETALS | Condo | — | 1 | $2.53M | $1,543 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $3.38M | $3.38M | $3.38M | $1,461 |
| 2026-05 | 1 | $6M | $6M | $6M | $2,709 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,573 |
| 2025-10 | 1 | $3M | $3M | $3M | $1,060 |
| 2025-09 | 1 | $3.08M | $3.08M | $3.08M | $1,331 |
| 2025-08 | 1 | $5.3M | $5.3M | $5.3M | $2,294 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARK NATURA | Condo | 192 | 3 | $3.22M | $1,455 |
| RIDGEVALE GARDENS | Semi-detached House | — | 2 | $5.65M | $2,502 |
| THE PETALS | Condo | — | 1 | $3M | $1,060 |
Market Interpretation
GAO MING HUA YUAN recorded no transactions during the latest 12-month comparison period, so a current project-level price position cannot be established reliably.
Its median PSF is approximately 11.9% above the District 21 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 15 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Property type
Condominium
District
District 21 - Upper Bukit Timah / Clementi Park
Market segment
Rest of Central Region
Tenure
Freehold
TOP
1990
About GAO MING HUA YUAN
GAO MING HUA YUAN is a condominium in Singapore District 21, completed in 1990 with freehold. HUME MRT STATION is approximately 1.1 km away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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