Mun Wah Garden
Project page · Freehold
Based on 11 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 4,081 sqft of land, typical for Mun Wah Garden. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Sembawang Hills Estate · 662 m | - | 3,871 sqft | S$5,850,000 | S$1,511 psf | ×1.000 | S$1,511 psf |
| May 2026 | Thomson Hills Estate · 655 m | - | 3,504 sqft | S$5,950,000 | S$1,698 psf | ×1.000 | S$1,698 psf |
| Feb 2026 | Landed, Yio Chu Kang Gardens · 671 m | - | 3,511 sqft | S$5,338,888 | S$1,521 psf | ×0.999 | S$1,519 psf |
| Jan 2026 | Mun Wah Garden | - | 4,081 sqft | S$8,038,888 | S$1,970 psf | ×0.999 | S$1,968 psf |
| Dec 2025 | Thomson Hills Estate · 655 m | - | 4,407 sqft | S$7,000,000 | S$1,588 psf | ×1.021 | S$1,621 psf |
| Nov 2025 | Landed, Thomson Green · 340 m | - | 3,984 sqft | S$6,350,000 | S$1,594 psf | ×1.021 | S$1,627 psf |
| Oct 2025 | Happy Estate · 506 m | - | 3,591 sqft | S$5,800,000 | S$1,615 psf | ×1.021 | S$1,649 psf |
| May 2025 | Sembawang Hills Estate · 662 m | - | 4,312 sqft | S$6,200,000 | S$1,438 psf | ×1.039 | S$1,494 psf |
| Apr 2025 | Thomson Hills Estate · 655 m | - | 3,525 sqft | S$5,380,000 | S$1,526 psf | ×1.039 | S$1,586 psf |
| Feb 2025 | Happy Estate · 506 m | - | 3,472 sqft | S$5,050,000 | S$1,454 psf | ×1.050 | S$1,528 psf |
| Nov 2024 | Thomson Hills Estate · 655 m | - | 4,125 sqft | S$6,950,000 | S$1,685 psf | ×1.054 | S$1,775 psf |
How accurate is this estimate for Mun Wah Garden?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.13% gross yield
S$140,781 of rent a year against the estimate above · 0.34 points above flats like it
No lease here was signed at this size, so the rent comes from what the 4 leases at this project fetch per square foot, which is about S$11,732 a month at this size.
In outside the central region, freehold houses yield 1.79%, from 668 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,000 |
| Q3 2026 | 2500-3000 sqft | — | Semi-Detached House | S$7,800 |
| Q3 2026 | 2500-3000 sqft | — | Semi-Detached House | S$7,800 |
| Q1 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,000 |
| Q2 2025 | 2500-3000 sqft | — | Semi-Detached House | S$8,000 |
| Q1 2025 | 2500-3000 sqft | — | Semi-Detached House | S$6,500 |
4 URA rental contracts at Mun Wah Garden since 2025Q4, a median of S$2.88 psf a month on 379.1 sqm.
Buying or selling at S$6,616,152?
Buying: Stamp duty on S$6,616,152 · Cash and CPF needed on S$6,616,152 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$6,616,152.
Each opens with this figure filled in; change anything there.
Primary schools near 42 Tung Po Avenue
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) · 756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anderson Primary School · 975 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Mayflower Primary School · 1,242 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,494 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Mun Wah Garden · Semi-detached | 4,081 sqft | S$8,038,888 | S$1,970 psf |
| Apr 2022 | Mun Wah Garden · Semi-detached | 4,344 sqft | S$5,500,000 | S$1,266 psf |
| Nov 2021 | Mun Wah Garden · Semi-detached | 3,561 sqft | S$6,980,000 | S$1,960 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$8,000 | S$2.91 psf |
| Q3 2026 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$7,800 | S$2.84 psf |
| Q3 2026 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$7,800 | S$2.84 psf |
| Q1 2026 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$8,000 | S$2.91 psf |
| Q2 2025 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$8,000 | S$2.91 psf |
| Q1 2025 | Mun Wah Garden · 2500-3000 sqft · Semi-Detached House | S$6,500 | S$2.36 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.