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
LLYN GARDENS
PAYA LEBAR WALK
660 mBARTLEY MRT STATION
$5.89MMedian transacted price
1Transactions in latest 12 months
Above 3,000 sqftMost popular unit size
LLYN GARDENS Market Snapshot
At Peak
At 12-Month High
Peak: Nov 2025Based on latest 12 months
At Low
At 12-Month Low
Low: Nov 2025Based on latest 12 months
▼ -23.3%
Vs District Median PSF
Below District 19 medianBased on latest 12 months
▼ -22.9%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
1
Up to latest imported transaction
Median transacted price
$5.89M
Latest 12 months
Median PSF
$1,197
Latest 12 months
Typical recorded price range
$5.89M – $5.89M
20th to 80th percentile
Latest transacted price
$5.89M
4,918 sqft · 1 Nov 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: 13 Oct 2026
LLYN 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: Oct 2022 to Nov 2025
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 13 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit sizeAbove 3,000 sqft
Median Sold Size4,918 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 13 Oct 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) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $5.89M | $5.89M | $5.89M | $1,197 |
>3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Terrace House | — | 4,918 sqft | $1,197 | $5.89M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 13 Oct 2026
LLYN GARDENS Location & Nearby Amenities
Explore LLYN 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
LLYN GARDENS Nearby Amenities
Closest amenities from LLYN GARDENS. Distances are straight-line estimates.
MRT / LRT
- BARTLEY MRT STATION660 mCC12Circle Line
- SERANGOON MRT STATION790 mNE12North East Line
- SERANGOON MRT STATION870 mCC13Circle Line
Bus Interchanges
- Serangoon Bus Interchange1.0 kmS'goon Ave 2
- Woodleigh Bus Interchange1.4 kmBidadari Pk Dr
- Hougang Central Bus Interchange2.8 kmHougang Ctrl
Shopping Malls
- Upper Serangoon Shopping Centre580 mUpper Serangoon Road
- NEX940 mSerangoon Central
- Heartland Mall1.3 kmHougang Street 21
- The Woodleigh Mall1.5 kmBidadari Park Drive
Primary Schools
- PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)530 mLORONG AH SOO
- MARIS STELLA HIGH SCHOOL710 mMOUNT VERNON ROAD
- YANGZHENG PRIMARY SCHOOL1.3 kmSERANGOON AVENUE 3
- XINGHUA PRIMARY SCHOOL1.5 kmHOUGANG AVENUE 1
- CEDAR PRIMARY SCHOOL1.6 kmCEDAR AVENUE
Secondary Schools
- ST. GABRIEL'S SECONDARY SCHOOL550 mSERANGOON AVENUE 1
- PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY)570 mLOR AH SOO
- MARIS STELLA HIGH SCHOOL870 mMOUNT VERNON ROAD
- BARTLEY SECONDARY SCHOOL1.0 kmJALAN BUNGA RAMPAI
Post-Secondary
- NANYANG JUNIOR COLLEGE1.6 kmSERANGOON AVENUE 3
- ST. ANDREW'S JUNIOR COLLEGE2.6 kmSORBY ADAMS DRIVE
- RAFFLES INSTITUTION4.1 kmRAFFLES INSTITUTION LANE
MOE Kindergartens
- MOE KINDERGARTEN @ YANGZHENG1.3 kmSERANGOON AVENUE 3
- MOE KINDERGARTEN @ CEDAR1.6 kmCEDAR AVENUE
Childcare Centres
- Little Olive Tree (Bethany)40 mUPPER PAYA LEBAR ROAD
- OUR CHILDREN'S HOUSE PTE LTD340 mPAYA LEBAR CRESCENT
- BRILLIANT TOTS ACADEMY PTE. LTD.450 mSERANGOON AVENUE 1
- LEARNING KIDZ CHILD DEVELOPMENT CENTRE LLP560 mSERANGOON CENTRAL
Infant Care Centres
- PCF Sparkletots Preschool @ Potong Pasir Blk 101 (EY)1.7 kmBIDADARI PARK DRIVE
- PCF Sparkletots Preschool @ Toa Payoh East Blk 6 (EY)2.8 kmLORONG 7 TOA PAYOH
Kindergartens
- TPBC KINDERGARTEN210 mLORONG AH SOO
- RAMAKRISHNA MISSION SARADA KINDERGARTEN520 mBARTLEY ROAD
- Paya Lebar Methodist Church Covenant Kindergarten700 mBOUNDARY ROAD
- Lumiere Montessori House Pte Ltd1.2 kmWOLSKEL ROAD
Hawker Centres
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.2 kmHougang Ave 1
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)1.3 kmHougang Street 21
- Woodleigh Village Hawker Centre1.4 kmWoodleigh Link
Supermarkets
- Prime Supermarket370 mHougang Street 11
- Cold Storage830 mSerangoon Central
- Sheng Siong860 m
- FairPrice Xtra960 mSerangoon Central
Wet Markets
- Serangoon Central Village1.2 kmSerangoon Avenue 3
- Bishan Street 11 Wet Market2.8 kmBishan Street 11
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL3.7 kmBUANGKOK VIEW
- TTSH Integrated Care Hub4.7 kmTAN TOCK SENG LINK
Polyclinics
- Serangoon Polyclinic760 mUpper Serangoon Road
- Hougang Polyclinic2.5 kmHougang Avenue 4
- Toa Payoh Polyclinic2.9 kmLorong 8 Toa Payoh
Parks
- LORONG ONG LYE PARK230 m
- JLN KELICHAP PG260 m
- PAYA LEBAR CRESCENT OS340 m
Libraries
- Serangoon Library950 mSerangoon Central
- Cheng San Library3.0 kmHougang Avenue 10
Community Clubs
- Braddell Heights CC (Pending U/C)1.2 kmSerangoon Avenue 2
- Paya Lebar Kovan CC (Pending U/C)1.2 kmHougang Street 21
Sport Facilities
- ActiveSG Gym@Serangoon Central1.0 kmSerangoon Central
- Serangoon Sport Centre1.1 kmYio Chu Kang Road
- Burghley Squash & Tennis Centre2.5 kmBurghley Drive
Featured Listings
Properties currently available through Homy, with priority given to listings in LLYN GARDENS.
SELL WITH HOMY
List your LLYN GARDENS here.
This slot has been reserved for your property.
WhatsApp Usto List Your Property Here
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
LLYN GARDENS Market Position & Nearby Transactions
How LLYN GARDENS compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,1971 project sales
District 19 Median PSF$1,560Median across district projects with recorded sales
Difference vs District-23.3%Below district median
Transactions Within 1 km18Recorded in the latest 12 months
Position Within District 19
LLYN GARDENS is more affordable than 84% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
33of 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) |
|---|---|---|---|---|---|
| EVANIA | 69 m | 201214 yrs old | 35 | 4 | $1,548 |
| YIKAI COURT | 94 m | — | — | 0 | — |
| YI KAI COURT | 94 m | 199333 yrs old | — | 0 | — |
| ROSALIA PARK | 173 m | 199531 yrs old | — | 0 | — |
| THE VUE | 178 m | — | 50 | 5 | $1,615 |
| TANGERINE GROVE | 181 m | 200818 yrs old | 125 | 2 | $1,753 |
| FRAGRANT GARDENS | 183 m | 199333 yrs old | — | 1 | $1,493 |
| MINTON COURT | 204 m | 199234 yrs old | — | 0 | — |
| CHERRY GARDENS | 243 m | 200422 yrs old | — | 0 | — |
| BAYOU RESIDENCE | 290 m | 200917 yrs old | 29 | 1 | $1,446 |
| VALENCIA | 297 m | 198640 yrs old | — | 0 | — |
| ARDISIA GARDEN | 308 m | 199729 yrs old | — | 0 | — |
| JADE TOWER | 311 m | 197947 yrs old | — | 0 | — |
| CASA ROSA | 313 m | 200125 yrs old | — | 2 | $1,354 |
| AFFLUENCE COURT | 332 m | 199036 yrs old | — | 0 | — |
| THE LILIUM | 359 m | 20224 yrs old | 80 | 1 | $2,286 |
| JADE RESIDENCES | 365 m | 20179 yrs old | 171 | 2 | $1,631 |
| CHERRY HILL | 368 m | — | — | 0 | — |
| HUA COURT | 409 m | — | — | 0 | — |
| TAI KENG COURT | 431 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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $698K | $698K | $698K | $1,621 |
| 2026-08 | 1 | $678K | $678K | $678K | $1,615 |
| 2026-05 | 1 | $678K | $678K | $678K | $1,575 |
| 2026-04 | 1 | $625K | $625K | $625K | $1,489 |
| 2026-01 | 1 | $690K | $690K | $690K | $1,644 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE VUE | Apt | 50 | 5 | $673.8K | $1,589 |
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 | $1.14M | $1.14M | $1.14M | $1,850 |
| 2025-10 | 2 | $1.25M | $1.05M | $1.44M | $1,872 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| JADE RESIDENCES | Apt | 171 | 3 | $1.21M | $1,865 |
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) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.47M | $1.47M | $1.47M | $1,570 |
| 2025-10 | 1 | $1.5M | $1.5M | $1.5M | $1,881 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| EVANIA | Apt | 35 | 1 | $1.47M | $1,570 |
| JADE RESIDENCES | Apt | 171 | 1 | $1.5M | $1,881 |
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 | $1.47M | $1.47M | $1.47M | $1,326 |
| 2026-06 | 1 | $1.65M | $1.65M | $1.65M | $1,528 |
| 2026-03 | 1 | $2.13M | $2.13M | $2.13M | $1,799 |
| 2026-02 | 1 | $1.43M | $1.43M | $1.43M | $1,411 |
| 2026-01 | 1 | $1.62M | $1.62M | $1.62M | $1,381 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CASA ROSA | Condo | — | 2 | $1.55M | $1,354 |
| EVANIA | Apt | 35 | 1 | $1.65M | $1,528 |
| JADE RESIDENCES | Apt | 171 | 1 | $1.43M | $1,411 |
| TANGERINE GROVE | Condo | 125 | 1 | $2.13M | $1,799 |
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 | 2 | $2.45M | $1.8M | $3.1M | $1,890 |
| 2026-05 | 1 | $1.91M | $1.91M | $1.91M | $1,557 |
| 2026-02 | 1 | $1.79M | $1.79M | $1.79M | $1,446 |
| 2025-11 | 2 | $2.25M | $2.12M | $2.37M | $1,623 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| EVANIA | Apt | 35 | 2 | $2.02M | $1,548 |
| BAYOU RESIDENCE | Apt | 29 | 1 | $1.79M | $1,446 |
| FRAGRANT GARDENS | Apt | — | 1 | $1.8M | $1,493 |
| TANGERINE GROVE | Condo | 125 | 1 | $2.37M | $1,707 |
| THE LILIUM | Condo | 80 | 1 | $3.1M | $2,286 |
Market Interpretation
LLYN GARDENS recorded only 1 transaction 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 23.3% below the District 19 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 8 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.LLYN GARDENS Project Details
Property type
Landed
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
Freehold
TOP
1991
Postal code
535926
About LLYN GARDENS
LLYN GARDENS is a landed residential development in Singapore District 19, completed in 1991 with freehold. It recorded 1 transactions during the latest 12-month period in the database, with a median transacted price of $5.89M and a median of $1,197 psf. The most frequently transacted size range is Above 3,000 sqft, representing 100.0% of transactions with recorded floor area. BARTLEY MRT STATION is approximately 660 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.
Curious What Your Property Could Be Worth Today?
Recent nearby transactions ● Current competing listings ● Estimated selling range ● No obligation discussion
How Does Your Property Compare?
The charts and transaction records provide a useful market overview, but your property's achievable selling price depends on the specific qualities of your unit and the buyers currently looking in your development.
Even within the same condominium, prices can vary significantly according to stack, floor level, facing, view, floor area, renovation condition, tenancy status and competing listings.
A personalised condo or private-property market assessment can help you understand:
✓ A realistic estimated selling-price range
✓ The most relevant recent comparable transactions
✓ Current competing listings and buyer alternatives
✓ Your unit's strongest selling points and positioning strategy
✓ Estimated sale proceeds and options for your next property
✓ A practical marketing and timeline plan with no obligation
Send me your development name, unit size and floor range for a preliminary assessment.
How Interest Rates Affect Property Prices — Buy When Rates Are High or Low?
When buying a home, most people naturally prefer a low interest rate. After all, a lower mortgage rate means a smaller monthly instalment and less interest paid to the bank. So it seems logical that when home loan rates are low, it must be a good time to buy property. But is it really that […]
HDB Housing Grants & Eligibility Schemes Guide 2026
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 […]
Asset Progression In Singapore: Build Wealth Through Property Ownership
For many Singaporeans, buying a property is one of the largest financial commitments they will ever make. Traditionally, property ownership was viewed primarily as a necessity. People bought a home, raised their families, and stayed there for many years. The focus was largely on having a roof over one’s head rather than viewing the property […]
Sustainable Living in an Unpredictable World: Why Some Families Are Choosing Less
The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“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. […]
Whatsapp
Questions About The Market?
Scan the QR code to reach us via WhatsApp or WeChat if you have questions about HDB prices, market trends, upgrading options or your property’s value.
Wechat