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Property Project Intelligence
HAPPY ESTATE
THOMSON VIEW
750 mMAYFLOWER MRT STATION
$5.8MMedian transacted price
3Transactions in latest 12 months
Above 3,000 sqftMost popular unit size
HAPPY ESTATE Market Snapshot
At Peak
At 12-Month High
Peak: Feb 2026Based on latest 12 months
▲ +31.4%
From 12-Month Low
Low: Dec 2025Based on latest 12 months
▼ -17.3%
Vs District Median PSF
Below District 20 medianBased on latest 12 months
▲ +4.2%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
3
Up to latest imported transaction
Median transacted price
$5.8M
Latest 12 months
Median PSF
$1,615
Latest 12 months
Typical recorded price range
$5.61M – $6.64M
20th to 80th percentile
Latest transacted price
$7.2M
6,461 sqft · 1 Feb 2026
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: 15 Sep 2026
HAPPY ESTATE Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Aug 2022 to Feb 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 15 Sep 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Oct 2025 to Sep 2026.
Most popular unit sizeAbove 3,000 sqft
Median Sold Size3,591 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 15 Sep 2026
Recent Transactions by Unit Size
>3000 sqft Average Price Trend
>3000 sqft Transaction Volume
>3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-02 | 1 | $7.2M | $7.2M | $7.2M | $1,114 |
| 2025-12 | 1 | $5.48M | $5.48M | $5.48M | $1,663 |
| 2025-10 | 1 | $5.8M | $5.8M | $5.8M | $1,615 |
>3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-02 | Semi-detached House | — | 6,461 sqft | $1,114 | $7.2M |
| 2025-12 | Semi-detached House | — | 3,296 sqft | $1,663 | $5.48M |
| 2025-10 | Semi-detached House | — | 3,591 sqft | $1,615 | $5.8M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 15 Sep 2026
HAPPY ESTATE Location & Nearby Amenities
Explore HAPPY ESTATE 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
HAPPY ESTATE Nearby Amenities
Closest amenities from HAPPY ESTATE. Distances are straight-line estimates.
MRT / LRT
- MAYFLOWER MRT STATION750 mANG MO KIO AVENUE 4
- LENTOR MRT STATION1.1 kmLENTOR DRIVE
- BRIGHT HILL MRT STATION1.5 kmSIN MING AVENUE
Primary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL380 mANG MO KIO STREET 13
- ANG MO KIO PRIMARY SCHOOL1.2 kmANG MO KIO AVENUE 3
- MAYFLOWER PRIMARY SCHOOL1.3 kmANG MO KIO AVENUE 5
- ANDERSON PRIMARY SCHOOL1.5 kmANG MO KIO AVENUE 9
- AI TONG SCHOOL1.7 kmBRIGHT HILL DRIVE
Secondary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL440 mANG MO KIO STREET 13
- MAYFLOWER SECONDARY SCHOOL970 mANG MO KIO STREET 21
- PEIRCE SECONDARY SCHOOL1.0 kmSIN MING WALK
- YIO CHU KANG SECONDARY SCHOOL1.2 kmANG MO KIO AVENUE 5
Post-Secondary
- ANDERSON SERANGOON JUNIOR COLLEGE1.7 kmANG MO KIO AVENUE 6
- EUNOIA JUNIOR COLLEGE1.8 kmSIN MING PLACE
- NANYANG POLYTECHNIC2.0 kmANG MO KIO AVENUE 8
MOE Kindergartens
- MOE KINDERGARTEN @ ANG MO KIO1.2 kmANG MO KIO AVENUE 3
- MOE KINDERGARTEN @ MAYFLOWER1.3 kmANG MO KIO AVENUE 5
Hawker Centres
- Sembawang Hills Food Centre (Jalan Leban Food Centre)470 mUpper Thomson Road
- Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market)900 mAng Mo Kio Ave 4
- Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market)1.2 kmAng Mo Kio Ave 4
Hospitals
- ANG MO KIO - THYE HUA KWAN HOSPITAL1.4 kmANG MO KIO AVENUE 9
- MOUNT ALVERNIA HOSPITAL3.9 kmTHOMSON ROAD
Parks
- THOMSON WALK PG140 m
- GELENGGANG PARK320 m
- THOMSON GREEN PG340 m
Libraries
- Ang Mo Kio Library1.6 kmAng Mo Kio Avenue 6
- Bishan Library3.5 kmBishan Place
Community Clubs
- Kebun Baru CC780 mAng Mo Kio Avenue 4
- Yio Chu Kang CC (Pending U/C)1.3 kmAng Mo Kio Street 61
Sport Facilities
- ActiveSG Gym@Ang Mo Kio Community Centre1.5 kmAng Mo Kio Avenue 1
- Yio Chu Kang Sport Centre1.8 kmAng Mo Kio Avenue 9
- Ang Mo Kio Swimming Complex2.5 kmAng Mo Kio Avenue 1
Featured Listings
Properties currently available through Homy, with priority given to listings in HAPPY ESTATE.
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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
HAPPY ESTATE Market Position & Nearby Transactions
How HAPPY ESTATE compares with District 20 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,6153 project sales
District 20 Median PSF$1,954Median across district projects with recorded sales
Difference vs District-17.3%Below district median
Transactions Within 1 km124Recorded in the latest 12 months
Position Within District 20
HAPPY ESTATE is more affordable than 75% of District 20 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
19of 77 District 20 projects with recorded sales
District reference range$1,271 – $2,407 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) |
|---|---|---|---|---|---|
| MEADOWS @ PEIRCE | 303 m | 201214 yrs old | 424 | 16 | $1,732 |
| THE PANORAMA | 335 m | 20188 yrs old | 689 | 31 | $2,093 |
| LATTICE ONE | 507 m | 20233 yrs old | 48 | 1 | $1,800 |
| PEIRCE VIEW | 516 m | 199630 yrs old | — | 1 | $1,493 |
| ADANA @ THOMSON | 801 m | 20188 yrs old | 74 | 1 | $1,965 |
| LENTOR MANSION | 841 m | 20280 yrs old | 533 | 2 | $2,160 |
| AMO RESIDENCE | 873 m | 20251 yrs old | 372 | 33 | $2,524 |
| LENTOR HILLS RESIDENCES | 894 m | 20280 yrs old | 598 | 2 | $2,256 |
| LENTORIA | 894 m | 20270 yrs old | 267 | 26 | $2,417 |
| THE CALROSE | 922 m | 200719 yrs old | 421 | 11 | $2,030 |
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) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $828K | $828K | $828K | $1,923 |
| 2026-03 | 1 | $882K | $882K | $882K | $1,862 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE PANORAMA | Condo | 689 | 2 | $855K | $1,893 |
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 | 2 | $1.9M | $1.9M | $1.91M | $2,581 |
| 2026-06 | 1 | $1.46M | $1.46M | $1.46M | $2,084 |
| 2026-05 | 5 | $1.72M | $1.55M | $1.87M | $2,319 |
| 2026-04 | 1 | $1.9M | $1.9M | $1.9M | $2,596 |
| 2026-03 | 1 | $1.1M | $1.1M | $1.1M | $1,965 |
| 2026-02 | 1 | $1.48M | $1.48M | $1.48M | $2,115 |
| 2025-12 | 3 | $1.58M | $1.08M | $1.9M | $2,253 |
| 2025-11 | 1 | $1.83M | $1.83M | $1.83M | $2,457 |
| 2025-10 | 2 | $1.62M | $1.48M | $1.75M | $2,253 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AMO RESIDENCE | 公寓 | 372 | 6 | $1.85M | $2,490 |
| THE PANORAMA | Condo | 689 | 5 | $1.51M | $2,110 |
| LENTORIA | Condo | 267 | 4 | $1.83M | $2,521 |
| ADANA @ THOMSON | 公寓 | 74 | 1 | $1.1M | $1,965 |
| MEADOWS @ PEIRCE | Condo | 424 | 1 | $1.08M | $1,701 |
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) |
|---|---|---|---|---|---|
| 2026-07 | 5 | $1.84M | $1.4M | $2.42M | $2,044 |
| 2026-05 | 2 | $2.25M | $2.24M | $2.25M | $2,398 |
| 2026-04 | 4 | $2.19M | $1.59M | $2.5M | $2,318 |
| 2026-03 | 1 | $2M | $2M | $2M | $2,018 |
| 2026-02 | 2 | $1.88M | $1.64M | $2.11M | $2,171 |
| 2026-01 | 3 | $2.09M | $1.55M | $2.4M | $2,291 |
| 2025-12 | 1 | $1.45M | $1.45M | $1.45M | $1,824 |
| 2025-11 | 3 | $2.22M | $2.15M | $2.33M | $2,353 |
| 2025-10 | 5 | $2.11M | $1.53M | $2.36M | $2,295 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LENTORIA | Condo | 267 | 11 | $2.25M | $2,394 |
| THE PANORAMA | Condo | 689 | 6 | $1.64M | $1,986 |
| AMO RESIDENCE | 公寓 | 372 | 5 | $2.36M | $2,465 |
| LATTICE ONE | 公寓 | 48 | 1 | $1.55M | $1,800 |
| LENTOR HILLS RESIDENCES | 公寓 | 598 | 1 | $2.18M | $2,276 |
| MEADOWS @ PEIRCE | Condo | 424 | 1 | $1.59M | $1,738 |
| PEIRCE VIEW | Condo | — | 1 | $1.4M | $1,493 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 2 | $2.06M | $2M | $2.11M | $2,020 |
| 2026-07 | 5 | $2.11M | $2M | $2.21M | $1,893 |
| 2026-06 | 3 | $2.63M | $2.38M | $2.82M | $2,351 |
| 2026-05 | 7 | $2.51M | $1.96M | $3.02M | $2,304 |
| 2026-04 | 5 | $2.69M | $2.24M | $2.95M | $2,508 |
| 2026-03 | 4 | $2.47M | $2.26M | $2.71M | $2,398 |
| 2026-02 | 1 | $2.58M | $2.58M | $2.58M | $2,471 |
| 2026-01 | 3 | $2.18M | $1.95M | $2.54M | $2,060 |
| 2025-12 | 1 | $2.65M | $2.65M | $2.65M | $2,367 |
| 2025-11 | 1 | $2.69M | $2.69M | $2.69M | $2,576 |
| 2025-10 | 3 | $2.28M | $2M | $2.64M | $2,108 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AMO RESIDENCE | 公寓 | 372 | 13 | $2.75M | $2,560 |
| THE PANORAMA | Condo | 689 | 13 | $2.23M | $2,134 |
| MEADOWS @ PEIRCE | Condo | 424 | 5 | $2.06M | $1,737 |
| LENTORIA | Condo | 267 | 2 | $2.76M | $2,466 |
| THE CALROSE | Condo | 421 | 2 | $2.08M | $2,047 |
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) |
|---|---|---|---|---|---|
| 2026-08 | 4 | $2.97M | $2.82M | $3.13M | $2,258 |
| 2026-07 | 5 | $2.88M | $2.55M | $3.14M | $2,255 |
| 2026-06 | 5 | $2.93M | $2.16M | $3.44M | $2,271 |
| 2026-05 | 8 | $3.14M | $2.76M | $3.62M | $2,294 |
| 2026-04 | 2 | $3.12M | $2.88M | $3.36M | $2,328 |
| 2026-02 | 1 | $3.86M | $3.86M | $3.86M | $2,618 |
| 2026-01 | 1 | $2.89M | $2.89M | $2.89M | $2,164 |
| 2025-12 | 3 | $3.04M | $2.94M | $3.25M | $2,430 |
| 2025-11 | 2 | $2.93M | $2.61M | $3.25M | $2,128 |
| 2025-10 | 4 | $2.81M | $1.73M | $3.6M | $2,035 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| AMO RESIDENCE | 公寓 | 372 | 9 | $3.4M | $2,514 |
| LENTORIA | Condo | 267 | 9 | $3.05M | $2,440 |
| THE CALROSE | Condo | 421 | 7 | $2.65M | $1,996 |
| THE PANORAMA | Condo | 689 | 4 | $2.93M | $2,195 |
| MEADOWS @ PEIRCE | Condo | 424 | 3 | $2.46M | $1,752 |
| LENTOR MANSION | 公寓 | 533 | 2 | $3.21M | $2,160 |
| LENTOR HILLS RESIDENCES | 公寓 | 598 | 1 | $3.13M | $2,236 |
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) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $3.16M | $3.16M | $3.16M | $1,727 |
| 2026-03 | 1 | $3.45M | $3.45M | $3.45M | $2,210 |
| 2025-11 | 1 | $3.25M | $3.25M | $3.25M | $1,755 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MEADOWS @ PEIRCE | Condo | 424 | 2 | $3.21M | $1,741 |
| THE PANORAMA | Condo | 689 | 1 | $3.45M | $2,210 |
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 | $3.15M | $3.15M | $3.15M | $1,421 |
| 2026-06 | 2 | $3.4M | $3.35M | $3.45M | $1,468 |
| 2026-03 | 1 | $3.36M | $3.36M | $3.36M | $1,568 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,234 |
| 2025-12 | 1 | $2.5M | $2.5M | $2.5M | $1,117 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MEADOWS @ PEIRCE | Condo | 424 | 4 | $3.13M | $1,322 |
| THE CALROSE | Condo | 421 | 2 | $3.25M | $1,495 |
Market Interpretation
HAPPY ESTATE recorded only 3 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 17.3% below the District 20 project median, placing it on the more affordable side of the district market.
Within 1 km, 10 nearby condominiums were identified; 10 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.HAPPY ESTATE Project Details
Property type
Landed
District
District 20 - Ang Mo Kio / Bishan / Thomson
Market segment
Outside Central Region
Tenure
Freehold
TOP
1984
Postal code
574861
About HAPPY ESTATE
HAPPY ESTATE is a landed residential development in Singapore District 20, completed in 1984 with freehold. It recorded 3 transactions during the latest 12-month period in the database, with a median transacted price of $5.8M and a median of $1,615 psf. The most frequently transacted size range is Above 3,000 sqft, representing 100.0% of transactions with recorded floor area. MAYFLOWER MRT STATION is approximately 750 m 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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