Horizon Gardens
Project page · 99-year lease from 1995
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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Horizon Gardens | - | 3,003 sqft | S$2,980,000 | S$992 psf | ×1.000 | S$992 psf |
| Mar 2026 | Horizon Gardens | - | 2,992 sqft | S$2,920,000 | S$976 psf | ×0.999 | S$975 psf |
| Oct 2025 | Horizon Gardens | - | 2,799 sqft | S$2,770,000 | S$990 psf | ×1.021 | S$1,010 psf |
| Oct 2025 | Horizon Gardens | - | 3,035 sqft | S$2,858,888 | S$942 psf | ×1.021 | S$961 psf |
| Sept 2025 | Horizon Gardens | - | 2,874 sqft | S$2,780,000 | S$967 psf | ×1.031 | S$997 psf |
| Aug 2025 | Horizon Gardens | - | 2,799 sqft | S$2,648,000 | S$946 psf | ×1.031 | S$975 psf |
| Jun 2025 | Horizon Gardens | - | 3,057 sqft | S$2,930,000 | S$958 psf | ×1.039 | S$996 psf |
| Jan 2025 | Horizon Gardens | - | 2,874 sqft | S$2,580,000 | S$898 psf | ×1.050 | S$943 psf |
| Nov 2024 | Horizon Gardens | - | 2,992 sqft | S$2,600,000 | S$869 psf | ×1.054 | S$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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2500-3000 sqft | — | Terrace House | S$7,100 |
| Q3 2026 | 2500-3000 sqft | — | Terrace House | S$7,000 |
| Q3 2026 | 2500-3000 sqft | — | Terrace House | S$6,900 |
| Q1 2026 | 2500-3000 sqft | — | Terrace House | S$7,000 |
| Q1 2026 | 2500-3000 sqft | — | Terrace House | S$6,800 |
| Q4 2025 | 3000-3500 sqft | — | Terrace House | S$7,000 |
| Q4 2025 | 3500-4000 sqft | — | Terrace House | S$7,000 |
| Q3 2025 | 3000-3500 sqft | — | Terrace House | S$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 337 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
- CHIJ St. Nicholas Girls' School (girls) · 155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 893 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 935 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Anderson Primary School · 1,120 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ai Tong School · 1,678 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Horizon Gardens · Strata Terrace · 68 years left | 3,003 sqft | S$2,980,000 | S$992 psf |
| Mar 2026 | Horizon Gardens · Strata Terrace · 68 years left | 2,992 sqft | S$2,920,000 | S$976 psf |
| Oct 2025 | Horizon Gardens · Strata Terrace · 68 years left | 3,035 sqft | S$2,858,888 | S$942 psf |
| Oct 2025 | Horizon Gardens · Strata Terrace · 68 years left | 2,799 sqft | S$2,770,000 | S$990 psf |
| Sept 2025 | Horizon Gardens · Strata Terrace · 68 years left | 2,874 sqft | S$2,780,000 | S$967 psf |
| Aug 2025 | Horizon Gardens · Strata Terrace · 68 years left | 2,799 sqft | S$2,648,000 | S$946 psf |
| Jun 2025 | Horizon Gardens · Strata Terrace · 69 years left | 3,057 sqft | S$2,930,000 | S$958 psf |
| Jan 2025 | Horizon Gardens · Strata Terrace · 69 years left | 2,874 sqft | S$2,580,000 | S$898 psf |
| Nov 2024 | Horizon Gardens · Strata Terrace · 69 years left | 2,992 sqft | S$2,600,000 | S$869 psf |
| Sept 2024 | Horizon Gardens · Strata Terrace · 69 years left | 2,992 sqft | S$2,560,000 | S$856 psf |
| Aug 2024 | Horizon Gardens · Strata Terrace · 69 years left | 2,874 sqft | S$2,428,888 | S$845 psf |
| Jul 2024 | Horizon Gardens · Strata Terrace · 70 years left | 2,928 sqft | S$2,738,000 | S$935 psf |
| Jun 2024 | Horizon Gardens · Strata Terrace · 70 years left | 3,014 sqft | S$2,770,000 | S$919 psf |
| May 2024 | Horizon Gardens · Strata Terrace · 70 years left | 3,057 sqft | S$2,838,000 | S$928 psf |
| May 2024 | Horizon Gardens · Strata Terrace · 70 years left | 2,992 sqft | S$2,500,000 | S$835 psf |
| Apr 2024 | Horizon Gardens · Strata Terrace · 70 years left | 3,218 sqft | S$2,860,000 | S$889 psf |
| Apr 2024 | Horizon Gardens · Strata Terrace · 70 years left | 2,992 sqft | S$2,550,000 | S$852 psf |
| Dec 2023 | Horizon Gardens · Strata Terrace · 70 years left | 3,014 sqft | S$2,600,000 | S$863 psf |
| Dec 2023 | Horizon Gardens · Strata Terrace · 70 years left | 2,992 sqft | S$2,608,000 | S$872 psf |
| Oct 2023 | Horizon Gardens · Strata Terrace · 70 years left | 3,014 sqft | S$2,703,999 | S$897 psf |
| Mar 2023 | Horizon Gardens · Strata Terrace · 71 years left | 3,057 sqft | S$2,528,000 | S$827 psf |
| Feb 2023 | Horizon Gardens · Strata Terrace · 71 years left | 3,057 sqft | S$2,450,000 | S$801 psf |
| May 2022 | Horizon Gardens · Strata Terrace · 72 years left | 3,014 sqft | S$2,370,000 | S$786 psf |
| May 2022 | Horizon Gardens · Strata Terrace · 72 years left | 2,906 sqft | S$2,250,000 | S$774 psf |
| Feb 2022 | Horizon Gardens · Strata Terrace · 72 years left | 2,906 sqft | S$2,100,000 | S$723 psf |
| Nov 2021 | Horizon Gardens · Strata Terrace · 72 years left | 2,799 sqft | S$2,040,000 | S$729 psf |
| Nov 2021 | Horizon Gardens · Strata Terrace · 72 years left | 2,906 sqft | S$2,000,000 | S$688 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,100 | S$2.58 psf |
| Q3 2026 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,000 | S$2.55 psf |
| Q3 2026 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,900 | S$2.51 psf |
| Q1 2026 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,000 | S$2.55 psf |
| Q1 2026 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,800 | S$2.47 psf |
| Q4 2025 | Horizon Gardens · 3500-4000 sqft · Terrace House | S$7,000 | S$1.87 psf |
| Q4 2025 | Horizon Gardens · 3000-3500 sqft · Terrace House | S$7,000 | S$2.15 psf |
| Q3 2025 | Horizon Gardens · 3000-3500 sqft · Terrace House | S$7,250 | S$2.23 psf |
| Q3 2025 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q3 2025 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,000 | S$2.55 psf |
| Q3 2025 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,900 | S$2.51 psf |
| Q3 2025 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,600 | S$2.40 psf |
| Q1 2025 | Horizon Gardens · 3000-3500 sqft · Terrace House | S$7,000 | S$2.15 psf |
| Q1 2025 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,700 | S$2.44 psf |
| Q4 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$8,300 | S$3.02 psf |
| Q4 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q4 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,100 | S$2.58 psf |
| Q4 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,500 | S$2.36 psf |
| Q4 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,200 | S$2.25 psf |
| Q3 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,800 | S$2.84 psf |
| Q3 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q3 2024 | Horizon Gardens · 2500-3000 sqft · Terrace House | S$6,900 | S$2.51 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 62 years | S$2,792,164 | S$3,082,775 | S$3,397,095 | S$3,492,884 |
| 10 years | 57 years | S$2,631,132 | S$3,207,335 | S$3,894,718 | S$4,117,456 |
| 20 years | 47 years | S$2,337,140 | S$3,472,867 | S$5,120,961 | S$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.