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
HENLEY GARDENS
JALAN ARIF
900 mKOVAN MRT STATION
$2.93MMedian transacted price
2Transactions in latest 12 months
1,501–2,000 sqftMost popular unit size
HENLEY GARDENS Market Snapshot
At Peak
At 12-Month High
Peak: Mar 2026Based on latest 12 months
▲ +18.3%
From 12-Month Low
Low: Nov 2025Based on latest 12 months
▲ +16.5%
Vs District Median PSF
Above District 19 medianBased on latest 12 months
▲ +17.0%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
2
Up to latest imported transaction
Median transacted price
$2.93M
Latest 12 months
Median PSF
$1,817
Latest 12 months
Typical recorded price range
$2.79M – $3.08M
20th to 80th percentile
Latest transacted price
$3.18M
1,615 sqft · 1 Mar 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: October 2026•Last updated: 12 Oct 2026
HENLEY GARDENS 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 2021 to Mar 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit size1,501–2,000 sqft
Median Sold Size1,615 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: October 2026•Last updated: 12 Oct 2026
Recent Transactions by Unit Size
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $3.18M | $3.18M | $3.18M | $1,970 |
| 2025-11 | 1 | $2.69M | $2.69M | $2.69M | $1,664 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Terrace House | — | 1,615 sqft | $1,970 | $3.18M |
| 2025-11 | Terrace House | — | 1,616 sqft | $1,664 | $2.69M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
HENLEY GARDENS Location & Nearby Amenities
Explore HENLEY GARDENS 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
HENLEY GARDENS Nearby Amenities
Closest amenities from HENLEY GARDENS. Distances are straight-line estimates.
MRT / LRT
- KOVAN MRT STATION900 mNE13North East Line
- HOUGANG MRT STATION1.1 kmNE14North East Line
- DEFU MRT STATION1.9 km
Bus Interchanges
- Hougang Central Bus Interchange1.1 kmHougang Ctrl
- Buangkok Bus Interchange2.0 kmSengkang Ctrl
- Serangoon Bus Interchange2.4 kmS'goon Ave 2
- Sengkang Bus Interchange3.0 kmSengkang Sq
Shopping Malls
- Hougang 1950 mHougang Street 91
- Heartland Mall970 mHougang Street 21
- Hougang Mall1.2 kmHougang Avenue 10
- Kang Kar Mall1.3 km
Primary Schools
- XINMIN PRIMARY SCHOOL370 mHOUGANG AVENUE 8
- MONTFORT JUNIOR SCHOOL980 mHOUGANG AVENUE 8
- YIO CHU KANG PRIMARY SCHOOL1.1 kmHOUGANG STREET 51
- ROSYTH SCHOOL1.1 kmSERANGOON NORTH AVENUE 4
- HOUGANG PRIMARY SCHOOL1.1 kmHOUGANG STREET 93
Secondary Schools
- XINMIN SECONDARY SCHOOL500 mHOUGANG AVENUE 8
- BOWEN SECONDARY SCHOOL690 mLORONG NAPIRI
- MONTFORT SECONDARY SCHOOL890 mHOUGANG AVENUE 8
- HOUGANG SECONDARY SCHOOL1.1 kmHOUGANG STREET 93
Post-Secondary
- NANYANG JUNIOR COLLEGE2.7 kmSERANGOON AVENUE 3
- ITE COLLEGE CENTRAL3.2 kmANG MO KIO DRIVE
- NANYANG POLYTECHNIC4.0 kmANG MO KIO AVENUE 8
MOE Kindergartens
- MOE KINDERGARTEN @ HOUGANG1.1 kmHOUGANG STREET 93
- MOE KINDERGARTEN @ PUNGGOL1.7 kmHOUGANG AVENUE 8
Childcare Centres
- LITTLE PADDINGTON PRESCHOOL SERANGOON PTE. LTD.290 mJALAN TANI
- Mulberry Learning Centre @ Kovan Pte Ltd320 mPOH HUAT CRESCENT
- MY FIRST SKOOL350 mHOUGANG AVENUE 8
- HATCH by TOUCH Preschools @Hougang 606400 mHOUGANG AVENUE 4
Infant Care Centres
- PCF Sparkletots Preschool @ Sengkang Central Blk 277B (EY)2.0 kmCOMPASSVALE LINK
- PCF SPARKLETOTS PRESCHOOL @ SENGKANG WEST BLK 303A (EY)2.3 kmANCHORVALE LINK
- PCF Sparkletots Preschool @ Sengkang North Blk 206A (EY)2.5 kmCOMPASSVALE LANE
- PCF Sparkletots Preschool @ Sengkang East Blk 103 (EY)2.6 kmRIVERVALE WALK
Kindergartens
- Little Sprouts Montessori700 mKOVAN ROAD
- AL-ISTIQAMAH MOSQUE KINDERGARTEN880 mSERANGOON NORTH AVENUE 2
- Catholic Kindergarten900 mFLOWER ROAD
- Lodestar Montessori Preschool Pte Ltd1.1 kmJALAN TELITI
Hawker Centres
- Ci Yuan Hawker Centre810 mHougang Avenue 9
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)1.0 kmHougang Street 21
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.7 kmHougang Ave 1
Supermarkets
- Ang Mo Supermarket530 mHougang Avenue 8
- Giant Hougang 683700 mHougang Avenue 8
- J Mart730 m
- FairPrice750 mHougang Avenue 4
Wet Markets
- Serangoon Central Village2.2 kmSerangoon Avenue 3
- Sengkang New Market2.7 km
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL1.5 kmBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL3.1 kmSENGKANG EAST WAY
Polyclinics
- Hougang Polyclinic650 mHougang Avenue 4
- Serangoon Polyclinic2.2 kmUpper Serangoon Road
- Sengkang Polyclinic3.0 kmSengkang Square
Parks
- POH HUAT RD PG240 m
- PK VILLAS TERRACE PG400 m
- PARRY AVE INTERIM PK530 m
Libraries
- Cheng San Library1.2 kmHougang Avenue 10
- Serangoon Library2.3 kmSerangoon Central
Community Clubs
- Ci Yuan CC790 mHougang Avenue 9
- Hougang CC1.1 kmHougang Avenue 3
Sport Facilities
- Hougang Sport Centre580 mHougang Avenue 4
- Serangoon Sport Centre1.6 kmYio Chu Kang Road
- ActiveSG Gym@Serangoon Central2.1 kmSerangoon Central
Featured Listings
Properties currently available through Homy, with priority given to listings in HENLEY GARDENS.
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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
HENLEY GARDENS Market Position & Nearby Transactions
How HENLEY GARDENS compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,8172 project sales
District 19 Median PSF$1,560Median across district projects with recorded sales
Difference vs District+16.5%Above district median
Transactions Within 1 km120Recorded in the latest 12 months
Position Within District 19
HENLEY GARDENS is more affordable than 25% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
156of 207 District 19 projects with recorded sales
District reference range$1,118 – $2,181 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) |
|---|---|---|---|---|---|
| D'ZIRE | 194 m | 201412 yrs old | 47 | 1 | $1,472 |
| ONE ROBEY | 194 m | 201610 yrs old | 18 | 0 | — |
| ISUITES @ TANI | 216 m | 201214 yrs old | 20 | 1 | $1,554 |
| ONEROBEY | 220 m | — | — | 0 | — |
| THE FLORENTINE | 280 m | 201115 yrs old | 34 | 3 | $1,419 |
| SUMMER SCENT | 304 m | 201313 yrs old | 16 | 0 | — |
| FONTAINE PARRY | 410 m | 201016 yrs old | 125 | 1 | $1,569 |
| THE FLORENCE RESIDENCES | 428 m | 20233 yrs old | 1,410 | 94 | $1,905 |
| PIN MANSIONS | 472 m | — | — | 2 | $1,491 |
| BLISS@KOVAN | 479 m | — | 140 | 7 | $1,637 |
| PARRY COURT | 538 m | 200521 yrs old | — | 0 | — |
| FIORENZA | 577 m | 201115 yrs old | 28 | 0 | — |
| THE COURTYARD | 598 m | — | — | 0 | — |
| NOUVELLE PARK | 693 m | 199432 yrs old | — | 3 | $1,429 |
| THE WATERLINE | 695 m | 201313 yrs old | 103 | 5 | $1,482 |
| SIMON PLAZA | 697 m | — | — | 2 | $1,457 |
| HARMONY @ 1A | 720 m | 200818 yrs old | 12 | 0 | — |
| 21 RICHARDS | 740 m | 201412 yrs old | 31 | 1 | $1,532 |
| THE OLD HOUSE | 743 m | — | — | 0 | — |
| ROSYTH RESIDENCE | 748 m | 200719 yrs old | 16 | 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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $893.9K | $893.9K | $893.9K | $1,805 |
| 2026-07 | 1 | $835K | $835K | $835K | $1,724 |
| 2026-06 | 3 | $860K | $835K | $890K | $1,775 |
| 2026-04 | 4 | $849.5K | $790K | $900K | $1,754 |
| 2026-02 | 1 | $850K | $850K | $850K | $1,755 |
| 2026-01 | 2 | $837.5K | $835K | $840K | $1,729 |
| 2025-11 | 2 | $820K | $790K | $850K | $1,693 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 13 | $844.5K | $1,743 |
| BLISS@KOVAN | Condo | 140 | 1 | $893.9K | $1,805 |
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 | 9 | $1.19M | $880K | $1.33M | $1,836 |
| 2026-08 | 5 | $1.23M | $900K | $1.49M | $1,882 |
| 2026-07 | 7 | $1.1M | $868K | $1.32M | $1,775 |
| 2026-06 | 4 | $1.21M | $960K | $1.47M | $1,877 |
| 2026-05 | 5 | $1.09M | $875K | $1.28M | $1,824 |
| 2026-04 | 5 | $1.23M | $1.13M | $1.29M | $1,888 |
| 2026-03 | 7 | $1.22M | $865K | $1.37M | $1,850 |
| 2026-02 | 4 | $1.14M | $950K | $1.35M | $1,857 |
| 2026-01 | 2 | $1.1M | $920K | $1.28M | $1,733 |
| 2025-12 | 2 | $1.23M | $1.23M | $1.24M | $1,898 |
| 2025-11 | 2 | $1.27M | $1.25M | $1.29M | $1,900 |
| 2025-10 | 3 | $1.3M | $1.25M | $1.34M | $1,800 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 51 | $1.21M | $1,863 |
| BLISS@KOVAN | Condo | 140 | 3 | $885K | $1,566 |
| ISUITES @ TANI | 公寓 | 20 | 1 | $920K | $1,554 |
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 | 2 | $1.62M | $1.42M | $1.82M | $1,713 |
| 2026-08 | 1 | $2.12M | $2.12M | $2.12M | $2,141 |
| 2026-07 | 4 | $1.71M | $1.4M | $1.92M | $1,878 |
| 2026-06 | 5 | $1.9M | $1.79M | $2.09M | $1,998 |
| 2026-05 | 2 | $1.86M | $1.85M | $1.87M | $1,987 |
| 2026-04 | 2 | $1.73M | $1.6M | $1.86M | $1,858 |
| 2026-03 | 1 | $1.83M | $1.83M | $1.83M | $1,995 |
| 2026-02 | 1 | $1.47M | $1.47M | $1.47M | $1,845 |
| 2025-12 | 2 | $1.89M | $1.82M | $1.96M | $1,983 |
| 2025-10 | 1 | $1.45M | $1.45M | $1.45M | $1,727 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 17 | $1.85M | $1,983 |
| BLISS@KOVAN | Condo | 140 | 2 | $1.54M | $1,755 |
| THE FLORENTINE | 公寓 | 34 | 1 | $1.42M | $1,482 |
| THE WATERLINE | Condo | 103 | 1 | $1.4M | $1,586 |
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 | 1 | $2.25M | $2.25M | $2.25M | $2,090 |
| 2026-07 | 1 | $1.6M | $1.6M | $1.6M | $1,532 |
| 2026-06 | 2 | $1.72M | $1.29M | $2.15M | $1,621 |
| 2026-05 | 1 | $2.02M | $2.02M | $2.02M | $2,020 |
| 2026-04 | 2 | $1.91M | $1.74M | $2.08M | $1,769 |
| 2026-03 | 1 | $2.03M | $2.03M | $2.03M | $2,001 |
| 2026-01 | 3 | $1.81M | $1.68M | $1.97M | $1,665 |
| 2025-12 | 1 | $1.71M | $1.71M | $1.71M | $1,456 |
| 2025-11 | 1 | $1.68M | $1.68M | $1.68M | $1,419 |
| 2025-10 | 3 | $1.87M | $1.72M | $2.17M | $1,645 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 7 | $2.1M | $2,033 |
| THE WATERLINE | Condo | 103 | 5 | $1.63M | $1,399 |
| 21 RICHARDS | 公寓 | 31 | 1 | $1.6M | $1,532 |
| D'ZIRE | 公寓 | 47 | 1 | $1.68M | $1,472 |
| NOUVELLE PARK | Condo | — | 1 | $1.78M | $1,575 |
| THE FLORENTINE | 公寓 | 34 | 1 | $1.68M | $1,419 |
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) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $1.87M | $1.87M | $1.87M | $1,496 |
| 2026-05 | 1 | $2.54M | $2.54M | $2.54M | $1,996 |
| 2026-04 | 4 | $2.26M | $1.84M | $2.73M | $1,723 |
| 2026-03 | 3 | $2.38M | $2.15M | $2.72M | $1,782 |
| 2026-02 | 1 | $2.4M | $2.4M | $2.4M | $1,874 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 5 | $2.56M | $1,976 |
| PIN MANSIONS | 公寓 | — | 2 | $1.85M | $1,491 |
| BLISS@KOVAN | Condo | 140 | 1 | $2.15M | $1,637 |
| FONTAINE PARRY | Condo | 125 | 1 | $2.28M | $1,569 |
| THE WATERLINE | Condo | 103 | 1 | $2.05M | $1,536 |
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 | $3.42M | $3.42M | $3.42M | $2,037 |
| 2026-06 | 1 | $3.28M | $3.28M | $3.28M | $1,966 |
| 2026-04 | 2 | $2.84M | $2.29M | $3.4M | $1,653 |
| 2026-02 | 3 | $2.28M | $2.04M | $2.51M | $1,392 |
| 2026-01 | 1 | $3.26M | $3.26M | $3.26M | $1,941 |
| 2025-12 | 1 | $3.3M | $3.3M | $3.3M | $1,978 |
| 2025-11 | 1 | $2.2M | $2.2M | $2.2M | $1,429 |
| 2025-10 | 1 | $2.43M | $2.43M | $2.43M | $1,268 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE FLORENCE RESIDENCES | 公寓 | 1,410 | 5 | $3.33M | $1,989 |
| NOUVELLE PARK | Condo | — | 2 | $2.12M | $1,346 |
| SIMON PLAZA | 公寓 | — | 2 | $2.4M | $1,457 |
| ROSYTH RESIDENCE | 公寓 | 16 | 1 | $2.43M | $1,268 |
| THE FLORENTINE | 公寓 | 34 | 1 | $2.29M | $1,280 |
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) |
|---|---|---|---|---|---|
| 2025-12 | 1 | $2.62M | $2.62M | $2.62M | $1,205 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BLISS@KOVAN | Condo | 140 | 1 | $2.62M | $1,205 |
Market Interpretation
HENLEY GARDENS recorded only 2 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 16.5% above the District 19 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 11 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.HENLEY GARDENS Project Details
Property type
Landed
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 1996
TOP
2002
Postal code
548845
About HENLEY GARDENS
HENLEY GARDENS is a landed residential development in Singapore District 19, completed in 2002 with 99 yrs lease commencing from 1996. It recorded 2 transactions during the latest 12-month period in the database, with a median transacted price of $2.93M and a median of $1,817 psf. The most frequently transacted size range is 1,501–2,000 sqft, representing 100.0% of transactions with recorded floor area. KOVAN MRT STATION is approximately 900 m away by straight-line distance. 2 primary schools are 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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“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
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