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
HAPPY PARK
THOMSON WALK
640 mMAYFLOWER MRT STATION
0Transactions in latest 12 months
HAPPY PARK Market Snapshot
At Peak
At 24-Month High
Peak: Oct 2025Based on latest 24 months due to no transactions in the latest 12 months
At Low
At 24-Month Low
Low: Oct 2025Based on latest 24 months due to no transactions in the latest 12 months
▲ +3.9%
Vs District Median PSF
Above District 20 medianBased on latest 24 months due to no transactions in the latest 12 months
▲ +24.9%
Vs OCR Median PSF
Above OCR 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
$4.73M
2,480 sqft · 1 Oct 2025
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: October 2026•Last updated: 29 Oct 2026
HAPPY PARK Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Nov 2023 to Oct 2025
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 29 Oct 2026
HAPPY PARK Location & Nearby Amenities
Explore HAPPY PARK 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 PARK Nearby Amenities
Closest amenities from HAPPY PARK. Distances are straight-line estimates.
MRT / LRT
- MAYFLOWER MRT STATION640 mTE6Thomson-East Coast Line
- LENTOR MRT STATION1.1 kmTE5Thomson-East Coast Line
- BRIGHT HILL MRT STATION1.4 kmTE7Thomson-East Coast Line
Bus Interchanges
- Yio Chu Kang Bus Interchange1.6 kmAng Mo Kio Ave 8
- Ang Mo Kio Bus Interchange1.9 kmAng Mo Kio Ave 8
Shopping Malls
- Lentor Modern1.1 kmLentor Central
- Broadway Plaza1.6 kmAng Mo Kio Avenue 6
- Jubilee Square1.8 kmAng Mo Kio Avenue 8
- AMK Hub1.9 kmAng Mo Kio Avenue 3
Primary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL260 mANG MO KIO STREET 13
- ANG MO KIO PRIMARY SCHOOL1.1 kmANG MO KIO AVENUE 3
- MAYFLOWER PRIMARY SCHOOL1.2 kmANG MO KIO AVENUE 5
- ANDERSON PRIMARY SCHOOL1.4 kmANG MO KIO AVENUE 9
- AI TONG SCHOOL1.7 kmBRIGHT HILL DRIVE
Secondary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL340 mANG MO KIO STREET 13
- MAYFLOWER SECONDARY SCHOOL910 mANG MO KIO STREET 21
- PEIRCE SECONDARY SCHOOL1.1 kmSIN MING WALK
- YIO CHU KANG SECONDARY SCHOOL1.1 kmANG MO KIO AVENUE 5
Post-Secondary
- ANDERSON SERANGOON JUNIOR COLLEGE1.5 kmANG MO KIO AVENUE 6
- EUNOIA JUNIOR COLLEGE1.7 kmSIN MING PLACE
- NANYANG POLYTECHNIC1.9 kmANG MO KIO AVENUE 8
MOE Kindergartens
- MOE KINDERGARTEN @ ANG MO KIO1.1 kmANG MO KIO AVENUE 3
- MOE KINDERGARTEN @ MAYFLOWER1.2 kmANG MO KIO AVENUE 5
Childcare Centres
- Little Paddington Preschool Thomson Walk Pte. Ltd.40 mTHOMSON WALK
- CARPE DIEM @ HILLTOP PTE. LTD.380 mYIO CHU KANG ROAD
- Greentree Montessori Children Terrace Pte Ltd390 mTHOMSON HILLS DRIVE
- PCF SPARKLETOTS PRESCHOOL @ KEBUN BARU BLK 172 (CC)470 mANG MO KIO AVENUE 4
Infant Care Centres
- PCF Sparkletots Preschool @ Yio Chu Kang Blk 644 (EY)1.0 kmANG MO KIO AVENUE 4
- PCF Sparkletots Preschool @ Cheng San Blk 502 (EY)1.9 kmANG MO KIO AVENUE 5
- PCF Sparkletots Preschool @ Cheng San Blk 533 (EY)2.3 kmANG MO KIO AVENUE 5
Kindergartens
- Bethesda Ang Mo Kio Kindergarten560 mANG MO KIO AVENUE 4
- AL-MUTTAQIN MOSQUE KINDERGARTEN1.6 kmANG MO KIO AVENUE 6
- The Grange International Preschool2.9 kmYIO CHU KANG ROAD
Hawker Centres
- Sembawang Hills Food Centre (Jalan Leban Food Centre)550 mUpper Thomson Road
- Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market)770 mAng Mo Kio Ave 4
- Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market)1.1 kmAng Mo Kio Ave 4
Supermarkets
- Hao Mart440 m
- UnPackt470 mJalan Kuras
- Giant790 mBlk 161 Ang Mo Kio Avenue 4
- Ang Mo Supermarket830 mAng Mo Kio Street 21
Hospitals
- ANG MO KIO - THYE HUA KWAN HOSPITAL1.3 kmANG MO KIO AVENUE 9
- MOUNT ALVERNIA HOSPITAL3.8 kmTHOMSON ROAD
Polyclinics
- Ang Mo Kio Polyclinic1.5 kmAng Mo Kio Central 2
Parks
- THOMSON WALK PG10 m
- THOMSON GREEN PG310 m
- GELENGGANG PARK390 m
Libraries
- Ang Mo Kio Library1.5 kmAng Mo Kio Avenue 6
- Bishan Library3.4 kmBishan Place
Community Clubs
- Kebun Baru CC660 mAng Mo Kio Avenue 4
- Yio Chu Kang CC (Pending U/C)1.2 kmAng Mo Kio Street 61
Sport Facilities
- ActiveSG Gym@Ang Mo Kio Community Centre1.4 kmAng Mo Kio Avenue 1
- Yio Chu Kang Sport Centre1.6 kmAng Mo Kio Avenue 9
- Ang Mo Kio Swimming Complex2.4 kmAng Mo Kio Avenue 1
Featured Listings
Properties currently available through Homy, with priority given to listings in HAPPY PARK.
SELL WITH HOMY
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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 PARK Market Position & Nearby Transactions
How HAPPY PARK compares with District 20 projects and transactions recorded within 1 km over the latest 12 months.
District 20 Median PSF$1,836Median of district projects with recorded sales
Nearby Median PSF$2,014Comparable projects within 1 km
Nearby 12M Sales336Across nearby developments
Comparable Projects11Located within 1 km
Position Within District 20
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 20 median$1,836 psf
District reference range$1,211 – $2,396 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) |
|---|---|---|---|---|---|
| THE PANORAMA | 202 m | 20188 yrs old | 689 | 67 | $2,032 |
| MEADOWS @ PEIRCE | 436 m | 201214 yrs old | 424 | 29 | $1,701 |
| LATTICE ONE | 597 m | 20233 yrs old | 48 | 2 | $1,972 |
| PEIRCE VIEW | 600 m | 199630 yrs old | — | 4 | $1,449 |
| LENTOR MANSION | 825 m | 20280 yrs old | 533 | 56 | $2,203 |
| THE CALROSE | 847 m | 200719 yrs old | 421 | 21 | $1,995 |
| AMO RESIDENCE | 852 m | 20251 yrs old | 372 | 42 | $2,515 |
| LENTOR HILLS RESIDENCES | 862 m | 20280 yrs old | 598 | 23 | $2,213 |
| LENTORIA | 862 m | 20270 yrs old | 267 | 90 | $2,338 |
| ADANA @ THOMSON | 863 m | 20188 yrs old | 74 | 2 | $1,946 |
| MAYVIEW TOWNHOUSES | 907 m | — | — | 0 | — |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.78M | $1.78M | $1.78M | $2,391 |
| 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 | 7 | $1.84M | $2,476 |
| 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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.68M | $1.68M | $1.68M | $1,927 |
| 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 |
| ADANA @ THOMSON | 公寓 | 74 | 1 | $1.68M | $1,927 |
| 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) |
|---|---|---|---|---|---|
| 2026-09 | 4 | $2.51M | $2.05M | $2.8M | $2,339 |
| 2026-08 | 3 | $2.11M | $2M | $2.21M | $2,074 |
| 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) |
|---|---|---|---|---|---|
| THE PANORAMA | Condo | 689 | 15 | $2.22M | $2,130 |
| AMO RESIDENCE | 公寓 | 372 | 14 | $2.75M | $2,561 |
| MEADOWS @ PEIRCE | Condo | 424 | 5 | $2.06M | $1,737 |
| LENTORIA | Condo | 267 | 3 | $2.77M | $2,476 |
| THE CALROSE | Condo | 421 | 2 | $2.08M | $2,047 |
| LENTOR HILLS RESIDENCES | 公寓 | 598 | 1 | $2.5M | $2,255 |
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 | $3.1M | $2.94M | $3.19M | $2,355 |
| 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) |
|---|---|---|---|---|---|
| LENTORIA | Condo | 267 | 10 | $3.04M | $2,440 |
| AMO RESIDENCE | 公寓 | 372 | 9 | $3.4M | $2,514 |
| THE CALROSE | Condo | 421 | 7 | $2.65M | $1,996 |
| THE PANORAMA | Condo | 689 | 4 | $2.93M | $2,195 |
| LENTOR HILLS RESIDENCES | 公寓 | 598 | 3 | $3.17M | $2,287 |
| MEADOWS @ PEIRCE | Condo | 424 | 3 | $2.46M | $1,752 |
| LENTOR MANSION | 公寓 | 533 | 2 | $3.21M | $2,160 |
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 PARK 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 3.9% above the District 20 project median, indicating a premium relative to the wider district market.
Within 1 km, 11 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 PARK Project Details
Property type
Landed
District
District 20 - Ang Mo Kio / Bishan / Thomson
Market segment
Outside Central Region
Tenure
Freehold
About HAPPY PARK
HAPPY PARK is a landed residential development in Singapore District 20 with freehold. MAYFLOWER MRT STATION is approximately 640 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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