homequant
condo · 569759

Far Horizon Gardens

Project page · 99-year lease from 1982

Indicative value range
S$1,771,046 – S$1,860,667
Indicative mid S$1,798,343 · S$1,078 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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
Jul 2026Far Horizon Gardens01-051,292 sqftS$1,350,000S$1,045 psf×1.000S$1,045 psf
Apr 2026Far Horizon Gardens06-101,948 sqftS$2,100,000S$1,078 psf×1.000S$1,078 psf
Dec 2025Far Horizon Gardens01-051,948 sqftS$2,200,000S$1,129 psf×1.021S$1,153 psf

How accurate is this estimate for Far 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 Far Horizon Gardens since.

Median error
3.3%

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 home earns against what it costs, set beside what homes like it earn.

3.64% gross yield

S$65,400 of rent a year against the estimate above · 0.2 points above flats like it

Leases signed here within a quarter of this size run about S$5,450 a month, the middle of 10 of them.

In outside the central region, leasehold flats yield 3.44%, from 291 projects. Too few share this home's remaining lease to measure that separately.

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 2026>3000 sqft4Non-landed PropertiesS$6,800
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,700
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,700
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,600
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,600
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,500
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,200
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,200

median of 10 URA rental contracts at Far Horizon Gardens within a quarter of 155 sqm, since 2025Q4.

Buying or selling at S$1,798,343?

Buying: Stamp duty on S$1,798,343 · Cash and CPF needed on S$1,798,343 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,798,343.

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

Primary schools near 3 Ang Mo Kio Avenue 9

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
Jul 2026
Far Horizon Gardens · 01-05 · Condominium · 55 years left
1,292 sqftS$1,350,000S$1,045 psf
Apr 2026
Far Horizon Gardens · 06-10 · Condominium · 55 years left
1,948 sqftS$2,100,000S$1,078 psf
Jan 2026
Far Horizon Gardens · 01-05 · Condominium · 55 years left
excluded: outlier
1,152 sqftS$1,100,000S$955 psf
Dec 2025
Far Horizon Gardens · 01-05 · Condominium · 55 years left
1,948 sqftS$2,200,000S$1,129 psf
Nov 2025
Far Horizon Gardens · 01-05 · Condominium · 55 years left
1,152 sqftS$1,250,000S$1,085 psf
Sept 2025
Far Horizon Gardens · 06-10 · Condominium · 55 years left
1,948 sqftS$2,243,888S$1,152 psf
Sept 2025
Far Horizon Gardens · 06-10 · Condominium · 55 years left
2,002 sqftS$2,250,000S$1,124 psf
Aug 2025
Far Horizon Gardens · 06-10 · Condominium · 55 years left
1,948 sqftS$2,200,000S$1,129 psf
Jun 2025
Far Horizon Gardens · 06-10 · Condominium · 56 years left
1,948 sqftS$2,180,000S$1,119 psf
May 2025
Far Horizon Gardens · 01-05 · Condominium · 56 years left
2,002 sqftS$2,480,000S$1,239 psf
Apr 2025
Far Horizon Gardens · 01-05 · Condominium · 56 years left
1,152 sqftS$1,260,000S$1,094 psf
Apr 2025
Far Horizon Gardens · 01-05 · Condominium · 56 years left
1,152 sqftS$1,200,000S$1,042 psf
Apr 2025
Far Horizon Gardens · 01-05 · Condominium · 56 years left
1,292 sqftS$1,422,000S$1,101 psf
Jan 2025
Far Horizon Gardens · 06-10 · Condominium · 56 years left
1,389 sqftS$1,630,000S$1,174 psf
Nov 2024
Far Horizon Gardens · 06-10 · Condominium · 56 years left
1,948 sqftS$2,248,000S$1,154 psf
Aug 2024
Far Horizon Gardens · 01-05 · Condominium · 56 years left
1,152 sqftS$1,262,000S$1,096 psf
Mar 2024
Far Horizon Gardens · 11-15 · Condominium · 57 years left
3,907 sqftS$3,188,000S$816 psf
Feb 2024
Far Horizon Gardens · 01-05 · Condominium · 57 years left
1,152 sqftS$1,250,000S$1,085 psf
Feb 2024
Far Horizon Gardens · 01-05 · Condominium · 57 years left
1,152 sqftS$1,340,000S$1,163 psf
Jan 2024
Far Horizon Gardens · 01-05 · Condominium · 57 years left
1,152 sqftS$1,280,000S$1,111 psf
Oct 2023
Far Horizon Gardens · 06-10 · Condominium · 57 years left
2,002 sqftS$2,288,000S$1,143 psf
Jul 2023
Far Horizon Gardens · 01-05 · Condominium · 58 years left
1,152 sqftS$1,275,000S$1,107 psf
Apr 2023
Far Horizon Gardens · 01-05 · Condominium · 58 years left
2,002 sqftS$2,050,000S$1,024 psf
Jan 2023
Far Horizon Gardens · 06-10 · Condominium · 58 years left
2,002 sqftS$2,068,000S$1,033 psf
Dec 2022
Far Horizon Gardens · 06-10 · Condominium · 58 years left
1,389 sqftS$1,420,000S$1,023 psf
Aug 2022
Far Horizon Gardens · 06-10 · Condominium · 58 years left
1,948 sqftS$1,970,000S$1,011 psf
Jul 2022
Far Horizon Gardens · 01-05 · Condominium · 59 years left
1,292 sqftS$1,165,000S$902 psf
Jul 2022
Far Horizon Gardens · 01-05 · Condominium · 59 years left
1,152 sqftS$1,125,000S$977 psf
Oct 2021
Far Horizon Gardens · 06-10 · Condominium · 59 years left
1,948 sqftS$1,880,000S$965 psf

Sale prices as filed in caveats.

Where the lease takes this

About 54 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 years49 yearsS$1,708,614S$1,886,448S$2,078,790S$2,137,407

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% 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.