Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
GAO MING HUA YUAN
SHAMAH TERRACE
1.1 kmHUME MRT STATION
0Transactions in latest 12 months
GAO MING HUA YUAN 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
▲ +8.9%
Vs District Median PSF
Above District 21 medianBased on latest 24 months due to no transactions in the latest 12 months
▲ +16.5%
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 imported transaction
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: September 2026•Last updated: 6 Oct 2026
GAO MING HUA YUAN 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: September 2026•Last updated: 6 Oct 2026
GAO MING HUA YUAN Location & Nearby Amenities
Explore GAO MING HUA YUAN and nearby amenities. Distances shown are straight-line estimates from the property.
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
GAO MING HUA YUAN Nearby Amenities
Closest amenities from GAO MING HUA YUAN. Distances are straight-line estimates.
MRT / LRT
- HUME MRT STATION1.1 kmDT4Downtown Line
- BEAUTY WORLD MRT STATION1.4 kmDT5Downtown Line
- BUKIT BATOK MRT STATION1.7 kmNS2North-South Line
Bus Interchanges
- Bukit Batok Bus Interchange1.5 kmBt Batok Ctrl
- Jurong Town Hall Bus Interchange3.0 kmVenture Dr
Shopping Malls
- Bukit Timah Shopping Center1.4 kmUpper Bukit Timah Road
- Beauty World Plaza1.4 kmUpper Bukit Timah Road
- Beauty World Centre1.4 kmUpper Bukit Timah Road
- The Rail Mall1.5 kmUpper Bukit Timah Road
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
Childcare Centres
- BAMBINI CHILDCARE LLP520 mJALAN KAKATUA
- Sunflower Preschool @ Bukit Batok Pte Ltd610 mBUKIT BATOK STREET 25
- KINGDOM EDUCATION PTE. LTD.650 mJALAN JURONG KECHIL
- IMAN CHILDCARE (BUKIT BATOK) PTE LTD700 mBUKIT BATOK EAST AVENUE 3
Infant Care Centres
- PCF Sparkletots Preschool @ Bukit Batok Blk 446 (EY)2.8 kmBUKIT BATOK WEST AVENUE 8
Kindergartens
- Ar-Raudhah Mosque Kindergarten1.1 kmBUKIT BATOK EAST AVENUE 2
- PCF Sparkletots Preschool @ Bukit Batok East Blk 241 (KN)1.2 kmBUKIT BATOK EAST AVENUE 5
- Glory Kindergarten1.5 kmPEI WAH AVENUE
- Bukit Panjang Methodist Church Kindergarten1.6 kmUPPER BUKIT TIMAH ROAD
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
Supermarkets
- Sri Murugan Trading Pte Ltd740 mBukit Batok East Avenue 3
- Giant (Express)750 mBlk 284 Bukit Batok East Avenue 3
- FairPrice780 m
- Sheng Siong1.0 kmBukit Batok East Avenue 6
Hospitals
- ST. LUKE'S HOSPITAL2.5 kmBUKIT BATOK STREET 11
- JURONG COMMUNITY HOSPITAL2.5 kmJURONG EAST STREET 21
Polyclinics
- Bukit Batok Polyclinic1.9 kmBukit Batok West Avenue 3
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
Featured Listings
Properties currently available through Homy, with priority given to listings in GAO MING HUA YUAN.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
GAO MING HUA YUAN 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$1,835Median of district projects with recorded sales
Nearby Median PSF$1,573Comparable projects within 1 km
Nearby 12M Sales278Across 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$1,835 psf
District reference range$1,127 – $2,485 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 | — | — | 9 | $1,482 |
| CHARISMA VIEW | 519 m | 200323 yrs old | — | 0 | — |
| PATENT PLACE | 562 m | — | — | 0 | — |
| VERDALE | 568 m | — | — | 28 | $1,962 |
| 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 | — |
| THE HILLFORD | 628 m | — | 281 | 26 | $1,473 |
| SELANTING GREEN | 665 m | 199927 yrs old | — | 2 | $1,574 |
| PARKVIEW APARTMENTS | 739 m | 199828 yrs old | — | 41 | $993 |
| BUKIT REGENCY | 748 m | 199630 yrs old | — | 8 | $1,657 |
| PARK NATURA | 802 m | 201115 yrs old | 192 | 11 | $1,573 |
| HIGHGATE | 806 m | 199531 yrs old | — | 12 | $1,529 |
| THE HILLSIDE | 810 m | 200125 yrs old | — | 13 | $1,706 |
| GOODLUCK GARDEN | 812 m | 198442 yrs old | — | 0 | — |
| FORETT@BUKIT TIMAH | 816 m | 20242 yrs old | 633 | 64 | $2,344 |
| THE PETALS | 840 m | 200224 yrs old | — | 9 | $1,450 |
| SIGNATURE PARK | 845 m | 199828 yrs old | — | 49 | $1,724 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $570K | $570K | $570K | $1,431 |
| 2026-08 | 1 | $680K | $680K | $680K | $1,707 |
| 2026-06 | 2 | $715K | $600K | $830K | $1,650 |
| 2026-05 | 1 | $588.9K | $588.9K | $588.9K | $1,479 |
| 2026-04 | 1 | $596K | $596K | $596K | $1,496 |
| 2026-03 | 1 | $600K | $600K | $600K | $1,507 |
| 2026-01 | 1 | $592K | $592K | $592K | $1,486 |
| 2025-12 | 2 | $610K | $610K | $610K | $1,532 |
| 2025-11 | 2 | $575K | $570K | $580K | $1,444 |
| 2025-10 | 1 | $580.9K | $580.9K | $580.9K | $1,459 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE HILLFORD | 公寓 | 281 | 12 | $598.1K | $1,502 |
| VERDALE | 公寓 | — | 1 | $830K | $1,793 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.37M | $1.3M | $1.44M | $2,101 |
| 2026-08 | 7 | $1.36M | $1.23M | $1.7M | $2,027 |
| 2026-07 | 2 | $1.49M | $1.31M | $1.67M | $2,306 |
| 2026-06 | 1 | $1.4M | $1.4M | $1.4M | $1,913 |
| 2026-05 | 1 | $950K | $950K | $950K | $1,447 |
| 2026-04 | 3 | $1.32M | $1.16M | $1.45M | $2,071 |
| 2026-03 | 1 | $1.34M | $1.34M | $1.34M | $2,349 |
| 2026-02 | 1 | $1.7M | $1.7M | $1.7M | $2,357 |
| 2026-01 | 1 | $1.34M | $1.34M | $1.34M | $1,912 |
| 2025-12 | 5 | $1.46M | $1.35M | $1.6M | $2,124 |
| 2025-10 | 3 | $1.51M | $1.39M | $1.68M | $2,079 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| VERDALE | 公寓 | — | 14 | $1.35M | $1,921 |
| FORETT@BUKIT TIMAH | 公寓 | 633 | 12 | $1.49M | $2,309 |
| THE HILLFORD | 公寓 | 281 | 1 | $950K | $1,447 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.29M | $2.29M | $2.29M | $2,363 |
| 2026-08 | 1 | $1.73M | $1.73M | $1.73M | $1,908 |
| 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 | 3 | $1.53M | $1.32M | $1.9M | $1,716 |
| 2025-12 | 1 | $2.32M | $2.32M | $2.32M | $2,368 |
| 2025-11 | 3 | $1.41M | $975K | $1.87M | $1,483 |
| 2025-10 | 3 | $1.1M | $970K | $1.33M | $1,164 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARKVIEW APARTMENTS | 公寓 | — | 5 | $985.6K | $1,004 |
| FORETT@BUKIT TIMAH | 公寓 | 633 | 4 | $2.23M | $2,323 |
| SHERWOOD CONDOMINIUM | Condo | — | 4 | $1.35M | $1,475 |
| VERDALE | 公寓 | — | 2 | $1.89M | $1,991 |
| GRAND REGENCY | 公寓 | — | 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) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $1.15M | $1.1M | $1.21M | $1,024 |
| 2026-08 | 2 | $1.49M | $1.15M | $1.84M | $1,384 |
| 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 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARKVIEW APARTMENTS | 公寓 | — | 17 | $1.1M | $988 |
| SIGNATURE PARK | Condo | — | 13 | $1.79M | $1,727 |
| FORETT@BUKIT TIMAH | 公寓 | 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) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $2.15M | $1.96M | $2.41M | $1,568 |
| 2026-08 | 3 | $2.47M | $2.32M | $2.59M | $1,810 |
| 2026-07 | 3 | $2.26M | $1.99M | $2.46M | $1,650 |
| 2026-06 | 4 | $2.47M | $2.43M | $2.52M | $1,758 |
| 2026-05 | 1 | $2.07M | $2.07M | $2.07M | $1,394 |
| 2026-04 | 1 | $3M | $3M | $3M | $2,128 |
| 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 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SIGNATURE PARK | Condo | — | 14 | $2.47M | $1,767 |
| HIGHGATE | Condo | — | 4 | $2.09M | $1,528 |
| BUKIT REGENCY | Condo | — | 3 | $2.35M | $1,726 |
| THE PETALS | Condo | — | 3 | $2.01M | $1,499 |
| THE HILLSIDE | Condo | — | 2 | $2.31M | $1,773 |
| GRAND CHATEAU | Condo | — | 1 | $2.03M | $1,611 |
| PARK NATURA | Condo | 192 | 1 | $2.43M | $1,722 |
| SELANTING GREEN | 公寓 | — | 1 | $2.23M | $1,535 |
| VERDALE | 公寓 | — | 1 | $3M | $2,128 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $4.5M | $4.5M | $4.5M | $2,389 |
| 2026-07 | 2 | $2.38M | $2.1M | $2.65M | $1,554 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,882 |
| 2025-12 | 1 | $2.53M | $2.53M | $2.53M | $1,543 |
| 2025-11 | 2 | $2.92M | $2.63M | $3.2M | $1,808 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SIGNATURE PARK | Condo | — | 2 | $3.2M | $1,882 |
| THE HILLSIDE | Condo | — | 2 | $2.64M | $1,734 |
| FORETT@BUKIT TIMAH | 公寓 | 633 | 1 | $4.5M | $2,389 |
| PARK NATURA | Condo | 192 | 1 | $2.1M | $1,374 |
| 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) |
|---|---|---|---|---|---|
| 2026-08 | 2 | $4.52M | $3.85M | $5.18M | $1,651 |
| 2026-07 | 2 | $3.81M | $3.38M | $4.23M | $1,549 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,573 |
| 2025-10 | 1 | $3M | $3M | $3M | $1,060 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PARK NATURA | Condo | 192 | 4 | $3.67M | $1,504 |
| THE HILLSIDE | Condo | — | 1 | $5.18M | $1,956 |
| 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 8.9% 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.GAO MING HUA YUAN Project Details
Property type
Landed
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 landed residential development 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, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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