Gardenvista
Gardenvista is a condominium in District 21 (Clementi Park / Upper Bukit Timah), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,954 psf from 11 sales.
At a glance
- District
- District 21 (Clementi Park / Upper Bukit Timah)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1999, about 72 years left
- Completed
- 2006, about 20 years old
What the prices say
The median home in Gardenvista sold for S$2,260,000: the middle of 11 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 21 (Clementi Park / Upper Bukit Timah), which sold at S$1,822 psf across 54 projects: about 7% higher. By price per square foot it ranks 18th of the 33 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,467 psf in 2021 (26 sales) and S$1,949 psf in 2026 so far (6 sales), up about 33%. The highest year in the record was 2025 at S$1,975 psf.
Floor made little difference: floors 6 to 10 sold at S$1,984 psf against S$1,944 psf on floors 1 to 5 (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,778 psf and 900 to 1,199 sq ft at S$1,978 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 21 (Clementi Park / Upper Bukit Timah) whose median over the last 12 months is closest to Gardenvista's S$1,954 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,958 psf, the same as Gardenvista.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Gardenvista | S$1,954 psf | 11 |
| View at Kismis | S$1,958 psf | 7 |
| The Creek @ Bukit | S$1,961 psf | 8 |
| Verdale | S$1,913 psf | 18 |
What sells here
11 homes sold in the last 12 months, down from 21 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 23 of the 32 sales in the last 24 months, well over half.
None of the 32 sales in the last 24 months were first sales of new units: all 32 were resales.
The first new sale in our records was in May 2003.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$5,000 a month (36 contracts). The district's median across every contract was S$4,268, so rents here ran well above it: about 17% higher.
Over the 24 months the median rent was S$5,200 (80 contracts). The latest 12 months ran a little below that: about 4% lower. The two periods overlap, so this shows direction and not a clean year-on-year change.
By bedrooms: 2 bedrooms S$4,300 (15) and 3 bedrooms S$5,300 (17). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (23 rentals and 8 resale or sub-sale transactions) gives a gross yield estimate of 2.8%: a median rent of S$5,300 a month against a median price of S$2,267,500. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
5 other projects in District 21 (Clementi Park / Upper Bukit Timah) were completed within 5 years of Gardenvista and have a price. Their middle price was S$1,908 psf, about the same as Gardenvista (within 3%).
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Gardenvista. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Gardenvista?
S$1,954 psf in the 12 months to August 2026, from 11 sales. For the median home that is S$2,260,000.
How many homes sold in Gardenvista?
11 in the last 12 months and 32 in the last 24 months, across all sale types.
What do homes in Gardenvista rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$5,000 a month, from 36 contracts.
What is the rental yield in Gardenvista?
Between 2.8% and 2.8% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Gardenvista?
It is a 99-year lease from 1999, which leaves about 72 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,954 psf | S$2,260,000 | 11 |
| Last 24 months | S$1,965 psf | S$2,254,000 | 32 |
| Last 5 years | S$1,804 psf | S$2,014,000 | 72 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,467 psf | 26 |
| 2022 | S$1,585 psf | 10 |
| 2023 | S$1,769 psf | 11 |
| 2024 | S$1,835 psf | 15 |
| 2025 | S$1,975 psf | 20 |
| 2026 (to August) | S$1,949 psf | 6 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,944 psf | 21 |
| Floors 6 to 10 | S$1,984 psf | 11 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,778 psf | 5 |
| 900 to 1,199 sq ft | S$1,978 psf | 23 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Gardenvista, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$5,000 a month | 36 |
| Last 24 months | S$5,200 a month | 80 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 2 | Under 5 contracts |
| 2 bedrooms | S$4,300 a month | 15 | S$4,300 a month |
| 3 bedrooms | S$5,300 a month | 17 | S$5,300 a month |
| 4 or more bedrooms | Under 5 contracts | 2 | S$6,050 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 21 (Clementi Park / Upper Bukit Timah)
- Rents for every district, by size
- Rent against price for Gardenvista, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Gardenvista, with a likely range and the recent sales behind it. Sign in is free.
Open Gardenvista in Condo AtlasOther condos in District 21 (Clementi Park / Upper Bukit Timah)
- Grand Chateau
- Grand Regency
- Highgate
- Hillview Green
- Hume Park I
- Hume Park II
- Jardin
- Jk Building
- Kap Residences
- Ki Residences at Brookvale
- Kilat 19
- Kilat Centre
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.