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cluster house (strata), sizes are strata area · 567894

Horizon Gardens

Project page · 99-year lease from 1995

Indicative value range
S$2,876,700 – S$2,980,227
Indicative mid S$2,918,525 · S$975 psf

Based on 9 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Horizon Gardens-3,003 sqftS$2,980,000S$992 psf×1.000S$992 psf
Mar 2026Horizon Gardens-2,992 sqftS$2,920,000S$976 psf×0.999S$975 psf
Oct 2025Horizon Gardens-2,799 sqftS$2,770,000S$990 psf×1.021S$1,010 psf
Oct 2025Horizon Gardens-3,035 sqftS$2,858,888S$942 psf×1.021S$961 psf
Sept 2025Horizon Gardens-2,874 sqftS$2,780,000S$967 psf×1.031S$997 psf
Aug 2025Horizon Gardens-2,799 sqftS$2,648,000S$946 psf×1.031S$975 psf
Jun 2025Horizon Gardens-3,057 sqftS$2,930,000S$958 psf×1.039S$996 psf
Jan 2025Horizon Gardens-2,874 sqftS$2,580,000S$898 psf×1.050S$943 psf
Nov 2024Horizon Gardens-2,992 sqftS$2,600,000S$869 psf×1.054S$915 psf

How accurate is this estimate for Horizon Gardens?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Horizon Gardens since.

Median error
3.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

2.88% gross yield

S$84,000 of rent a year against the estimate above · 0.42 points above flats like it

Leases signed here within a quarter of this size run about S$7,000 a month, the middle of 7 of them.

In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20262500-3000 sqft—Terrace HouseS$7,100
Q3 20262500-3000 sqft—Terrace HouseS$7,000
Q3 20262500-3000 sqft—Terrace HouseS$6,900
Q1 20262500-3000 sqft—Terrace HouseS$7,000
Q1 20262500-3000 sqft—Terrace HouseS$6,800
Q4 20253000-3500 sqft—Terrace HouseS$7,000
Q4 20253500-4000 sqft—Terrace HouseS$7,000
Q3 20253000-3500 sqft—Terrace HouseS$7,250

median of 7 URA rental contracts at Horizon Gardens within a quarter of 278 sqm, since 2025Q4.

Buying or selling at S$2,918,525?

Buying: Stamp duty on S$2,918,525 · Cash and CPF needed on S$2,918,525 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,918,525.

Each opens with this figure filled in; change anything there.

Primary schools near 477 Ang Mo Kio Avenue 2

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Horizon Gardens · Strata Terrace · 68 years left
3,003 sqftS$2,980,000S$992 psf
Mar 2026
Horizon Gardens · Strata Terrace · 68 years left
2,992 sqftS$2,920,000S$976 psf
Oct 2025
Horizon Gardens · Strata Terrace · 68 years left
3,035 sqftS$2,858,888S$942 psf
Oct 2025
Horizon Gardens · Strata Terrace · 68 years left
2,799 sqftS$2,770,000S$990 psf
Sept 2025
Horizon Gardens · Strata Terrace · 68 years left
2,874 sqftS$2,780,000S$967 psf
Aug 2025
Horizon Gardens · Strata Terrace · 68 years left
2,799 sqftS$2,648,000S$946 psf
Jun 2025
Horizon Gardens · Strata Terrace · 69 years left
3,057 sqftS$2,930,000S$958 psf
Jan 2025
Horizon Gardens · Strata Terrace · 69 years left
2,874 sqftS$2,580,000S$898 psf
Nov 2024
Horizon Gardens · Strata Terrace · 69 years left
2,992 sqftS$2,600,000S$869 psf
Sept 2024
Horizon Gardens · Strata Terrace · 69 years left
2,992 sqftS$2,560,000S$856 psf
Aug 2024
Horizon Gardens · Strata Terrace · 69 years left
2,874 sqftS$2,428,888S$845 psf
Jul 2024
Horizon Gardens · Strata Terrace · 70 years left
2,928 sqftS$2,738,000S$935 psf
Jun 2024
Horizon Gardens · Strata Terrace · 70 years left
3,014 sqftS$2,770,000S$919 psf
May 2024
Horizon Gardens · Strata Terrace · 70 years left
3,057 sqftS$2,838,000S$928 psf
May 2024
Horizon Gardens · Strata Terrace · 70 years left
2,992 sqftS$2,500,000S$835 psf
Apr 2024
Horizon Gardens · Strata Terrace · 70 years left
3,218 sqftS$2,860,000S$889 psf
Apr 2024
Horizon Gardens · Strata Terrace · 70 years left
2,992 sqftS$2,550,000S$852 psf
Dec 2023
Horizon Gardens · Strata Terrace · 70 years left
3,014 sqftS$2,600,000S$863 psf
Dec 2023
Horizon Gardens · Strata Terrace · 70 years left
2,992 sqftS$2,608,000S$872 psf
Oct 2023
Horizon Gardens · Strata Terrace · 70 years left
3,014 sqftS$2,703,999S$897 psf
Mar 2023
Horizon Gardens · Strata Terrace · 71 years left
3,057 sqftS$2,528,000S$827 psf
Feb 2023
Horizon Gardens · Strata Terrace · 71 years left
3,057 sqftS$2,450,000S$801 psf
May 2022
Horizon Gardens · Strata Terrace · 72 years left
3,014 sqftS$2,370,000S$786 psf
May 2022
Horizon Gardens · Strata Terrace · 72 years left
2,906 sqftS$2,250,000S$774 psf
Feb 2022
Horizon Gardens · Strata Terrace · 72 years left
2,906 sqftS$2,100,000S$723 psf
Nov 2021
Horizon Gardens · Strata Terrace · 72 years left
2,799 sqftS$2,040,000S$729 psf
Nov 2021
Horizon Gardens · Strata Terrace · 72 years left
2,906 sqftS$2,000,000S$688 psf

Sale prices as filed in caveats.

Where the lease takes this

About 67 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years62 yearsS$2,792,164S$3,082,775S$3,397,095S$3,492,884
10 years57 yearsS$2,631,132S$3,207,335S$3,894,718S$4,117,456
20 years47 yearsS$2,337,140S$3,472,867S$5,120,961S$5,723,444

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.