Type

Units

Min Area

Price Range

1 BR

441 sqft

S$968K

3 BR

958 sqft

S$2.5M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$968K to S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$194K on this acquisition.
Located 5 min (390 m) from CC12 Bartley MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

The Gazania: Premium Condo Living at Bartley, East Singapore

The Gazania stands as a contemporary residential development strategically positioned at 7 How Sun Drive, placing it at the heart of one of Singapore's most vibrant and well-connected neighbourhoods. The project combines modern architectural design with accessibility to essential services, making it an attractive proposition for owner-occupiers and investors alike seeking exposure to the established East Singapore market.

Situated merely five minutes on foot from Bartley MRT Station on the Circle Line (CC12), The Gazania benefits from exceptional public transport connectivity. This proximity to the MRT network transforms the commute experience for residents, enabling swift access to Orchard Road, Marina Bay, and the business hubs of the Central Business District. The Circle Line itself has become increasingly pivotal in Singapore's transport infrastructure, linking major employment centres and leisure destinations, thereby enhancing both daily utility and long-term capital growth prospects for the development.

Strategic Location and Neighbourhood Character

The How Sun Drive location sits within a mature, well-planned residential precinct characterised by tree-lined streets and a blend of older established housing alongside newer developments. This part of East Singapore has historically demonstrated resilience in property values, supported by its proximity to quality schools, shopping centres, and healthcare facilities. The neighbourhood's development trajectory suggests ongoing infrastructure improvements and urban renewal initiatives that typically underpin property appreciation over the medium to long term.

Within a 10-minute radius, residents enjoy access to both local amenities and larger shopping destinations. The area hosts a variety of dining options, supermarkets, and professional services, creating a self-contained lifestyle proposition. For families, the catchment includes several primary and secondary schools, whilst healthcare facilities including private clinics and dental practices serve the broader community.

Unit Composition and Pricing

The Gazania presents a range of unit types to suit varying household compositions and investment profiles. Units are available from S$2.498 million onwards, with configurations spanning across different bedroom counts and layouts. Typical units feature floor areas in the 900 to 1000 sqft range, delivering efficient internal planning that maximises usable living space. The per-square-foot pricing structure reflects the development's premium positioning relative to older resale stock in the same district, whilst remaining competitive against comparable new launches in the Bartley and neighbouring Serangoon catchments.

The breadth of unit offerings ensures accessibility across different buyer segments. Upgraders moving from 3-room or 4-room Housing Development Board flats will find mid-range units suitable for their requirements, whilst those seeking additional space and premium finishes can opt for larger configurations. Investors evaluating the development as part of a diversified residential portfolio will appreciate the flexibility to select unit sizes aligned with their target tenant demographics.

Tenure and Capital Growth Dynamics

Understanding tenure is essential when evaluating The Gazania as an investment vehicle. The development offers units under tenure structures that provide long-term security and appreciation potential. For buyers considering a 20 to 30-year holding horizon, tenure distinctions become less influential relative to location quality and infrastructure connectivity. However, for those focused on maximum long-term capital growth and minimal lease decay considerations, tenure terms merit careful review prior to purchase.

The Bartley neighbourhood has experienced sustained appreciation over the past decade, driven by MRT proximity, school performance, and the influx of foreign talent relocating to Singapore. These demographic and economic tailwinds have traditionally supported price growth in East Singapore condominiums, suggesting favourable medium-term capital appreciation prospects for new entrants into the market.

Investment Yield and Rental Demand

From an investment perspective, The Gazania's MRT-proximate location and modern facilities position it within a rentable catchment that attracts both expatriate and local tenants. The Bartley belt has become increasingly popular amongst corporate transferees seeking residential stability close to business districts, driving consistent rental demand. Units at The Gazania typically command monthly rents reflecting the development's age, finish quality, and transport accessibility, with potential gross yields varying based on unit size and acquisition price at the time of purchase.

Investors evaluating rental yield should model conservative occupancy assumptions and account for property tax, maintenance levies, and annual outgoings. Many professional investors now model gross yields in the 3 to 4% range for East Singapore condominiums in mature precincts, though actual yields depend on the specific acquisition price and rental rate achievable at time of letting.

Financing and Tax Implications for Buyers

For Singapore Citizens and Permanent Residents purchasing at The Gazania as a second residential property, Additional Buyer's Stamp Duty (ABSD) represents a material cost consideration. The current ABSD rate applicable to a second residential property purchased by a Singapore Citizen is 20%, levied on the purchase price. For a unit valued at S$2.5 million, ABSD would equate to S$500,000, significantly impacting the total cash outlay and effective purchase price. Buyers should factor this into their affordability calculations and engage financial advisors to optimise their transaction structure.

Total Debt Service Ratio (TDSR) limitations also apply, with banks typically restricting housing loan commitments to 60% of a borrower's gross monthly income. At typical property prices within The Gazania's range, buyers will generally require substantial equity to satisfy both TDSR and ABSD obligations. Those financing through mortgages should expect loan-to-value ratios not exceeding 75% for second-property purchases, necessitating higher upfront capital contributions.

Comparative Market Position

When benchmarked against resale units and competing new launches in the broader Bartley and Serangoon area, The Gazania occupies a mid-to-premium positioning. Older resale condominiums in the neighbourhood trade at lower per-square-foot prices, though with associated lease decay concerns for 20+ year-old projects. Newer launches in adjacent locations command premium prices reflecting contemporary finishes and amenities, yet may trade at a distance discount if located further from the MRT.

The Gazania's value proposition ultimately centres on the intersection of newness, modern facilities, MRT proximity, and a mature neighbourhood track record of capital appreciation. This positioning appeals to upgraders seeking quality without the significant premium of ultra-luxury developments, and to investors desiring a balance between yield potential and capital growth.

Future District Development and Long-Term Outlook

East Singapore's development pipeline continues to evolve, with ongoing urban renewal projects, new commercial precincts, and improved cycling and pedestrian infrastructure planned across the broader region. The Circle Line itself remains an engine of growth, with its extension and integration into the broader rapid transit network bolstering residential values across its corridor. For medium to long-term holders, The Gazania's position within this growth trajectory suggests sustained demand and appreciation potential.

Prospective buyers should view The Gazania not merely as a single asset, but as a stake in a maturing residential neighbourhood supported by quality transport, schools, and amenities. For those seeking balance between location accessibility, modern living standards, and reasonable pricing relative to prime CBD-facing alternatives, the development merits serious consideration within a broader property investment or owner-occupation strategy.

Frequently Asked Questions

What is the estimated rental yield for units at The Gazania if purchased as an investment property?

Gross rental yields for The Gazania are typically modelled in the 3 to 4% range, depending on the unit's acquisition price, size, and current market rental rates for similar units in the Bartley precinct. The development's proximity to Bartley MRT Station and mature neighbourhood character attract a consistent pool of expatriate and local tenants, supporting stable occupancy rates. To arrive at an accurate net yield estimate, investors should deduct property tax, annual maintenance and sinking fund contributions, property management fees, and allowances for void periods. A unit acquired at S$2.5 million would need to command approximately S$8,300 to S$10,400 per month in rental income to achieve a 4% gross yield; net yields after outgoings would be materially lower. Investors should also model ABSD impacts (currently 20% for a Singapore Citizen's second residential purchase) when calculating their total cost of capital and expected return on investment.

How does The Gazania's pricing per square foot compare to recent transactions in the Bartley area?

The Gazania units typically achieve pricing in the range of S$2,600 to S$2,800 per square foot, positioning the development in the mid-premium bracket relative to both older resale stock and newer competing launches in East Singapore. Comparable resale condominiums in the Bartley belt, particularly those aged 15–25 years, have traded at discounts of 15–25% to new launch pricing, reflecting lease decay and deferred maintenance concerns. However, newer launches in adjacent locations (such as Serangoon) have achieved similar or higher per-square-foot prices, with premiums justified by ultra-modern finishes or larger common facilities. The Gazania's pricing reflects a balance between its newness and modern finishes, MRT proximity, and the neighbourhood's established character. Buyers comparing alternatives should assess per-square-foot figures alongside lease tenure, age of building, maintenance reserve adequacy, and likelihood of future capital appreciation to determine true value.

What are the Additional Buyer's Stamp Duty (ABSD) implications for Singapore Citizens buying a second residential property at The Gazania?

Singapore Citizens purchasing a second residential property at The Gazania will incur Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a unit valued at S$2.5 million, ABSD would total S$500,000 – a substantial expense that materially increases the cash outlay required at completion. This duty is payable separately from standard Buyer's Stamp Duty and applies to the entire purchase price, irrespective of whether the buyer intends to occupy the unit. The 20% ABSD rate for a second residential property by a Singapore Citizen represents a significant drag on investment returns, particularly for those financing the purchase via mortgage. Buyers should factor ABSD into their affordability modelling, engaging tax and legal advisors to explore any available exemptions (such as those applying to HDB upgraders, though rare for private property purchases) and ensuring their financing structure optimises the overall transaction cost.

Is lease decay a material concern for capital appreciation at The Gazania, and how might it affect resale value?

Lease tenure at The Gazania is structured to provide long-term security and capital value stability, though the specific tenure type (whether 99-year, 999-year, or freehold) should be verified as it directly influences long-term appreciation potential and resale marketability. For leasehold units with 99-year tenure, lease decay becomes material only after approximately 60–70 years, at which point progressive discounts apply as the property approaches expiry. A 99-year lease purchased today will still retain strong capital value 20–30 years hence, and buyers with a medium-term holding horizon (10–25 years) will experience minimal lease-decay impact on appreciation. Conversely, 999-year or freehold tenure eliminates lease decay risk entirely, making such units more attractive to very long-term holders and international buyers. When evaluating The Gazania, buyers should confirm tenure type with their solicitor and model long-term value trajectories accordingly; freehold or very long-lease units will command premium prices but eliminate future re-financing challenges or buyer perception of value deterioration.

How does proximity to Bartley MRT Station affect buyer demand and long-term capital appreciation at The Gazania?

Proximity to Bartley MRT Station (CC12) is a primary driver of demand and capital appreciation for The Gazania, as the MRT connection enables rapid commutes to central business districts, educational institutions, and leisure precincts across the Circle Line network. Properties within a 5–10 minute walk of MRT stations command premiums of 10–20% over similar units at greater distances, reflecting the efficiency gains and lifestyle benefits of public transport accessibility. The Circle Line itself has matured as a critical connective artery, linking Bartley to major employment centres and shopping destinations; continued evolution of the MRT network and last-mile connectivity (cycling, pedestrian infrastructure) will further buttress residential values in the catchment. Historically, East Singapore condominiums with strong MRT proximity have outperformed those requiring car or bus commutes, attracting a broader buyer pool and reducing time-on-market. For The Gazania, the Bartley MRT advantage translates to steady rental demand, lower tenant turnover, and sustained buyer interest across property cycles, making it a resilient holding within a diversified portfolio.

Which buyer profiles (first-timer, upgrader, HNW, investor) is The Gazania best suited for?

The Gazania appeals to distinct buyer segments, each with different motivations and constraints. First-time buyers typically require smaller units and lower purchase prices; The Gazania's range of configurations and starting price point of S$2.498 million positions it above the entry-level segment, making it more suitable for upgraders transitioning from HDB flats who possess accumulated equity and stronger financing capacity. Upgraders moving from 4-room or 5-room HDB units find The Gazania's 2 to 4-bedroom configurations and modern finishes compelling, coupled with MRT accessibility that mirrors their commute patterns. High-net-worth buyers may view The Gazania as a core holding within a diversified portfolio, valuing its stability and moderate appreciation prospects relative to niche or ultra-premium developments. Investors seeking rental yield and capital growth are well served by the development's strong tenant demand, MRT proximity, and mid-premium pricing that balances entry cost against long-term value accretion. Owner-occupiers focused on lifestyle quality and transport convenience will appreciate the established neighbourhood, schools, and amenities ecosystem surrounding How Sun Drive.

What TDSR headroom might a typical buyer have when financing at The Gazania's price points?

Total Debt Service Ratio (TDSR) rules cap housing loan commitments at 60% of gross monthly income for most borrowers, though MAS regulations permit exceptions for high-income earners. At The Gazania's price points starting from S$2.498 million, a buyer financing 75% via mortgage (approximately S$1.87 million) would face loan servicing costs of roughly S$9,000 to S$11,000 monthly (depending on tenure and interest rates). To satisfy a 60% TDSR limit, such a buyer would require gross monthly income of approximately S$15,000 to S$18,000, or annual income of S$180,000 to S$216,000. For second-property buyers, ABSD (currently 20%) compounds the cash requirement; a S$2.5 million unit incurs S$500,000 ABSD, pushing total cash outlay to S$1.125 million (assuming 25% down payment plus ABSD). Buyers should engage mortgage advisors early in their search to confirm financing eligibility, stress-test TDSR calculations at higher interest rates (typically modelled at 1.5–2% above current rates), and ensure adequate cash reserves for ABSD, stamp duties, legal fees, and future maintenance contributions.

How does The Gazania compare in value and positioning to nearby competing developments in Bartley and Serangoon?

The Gazania occupies a competitive middle ground within the East Singapore residential landscape, trading at lower per-square-foot prices than ultra-modern launches in premium precincts whilst commanding substantial premiums over older resale stock with lease concerns. Competing new launches in Serangoon or Macpherson, if located further from MRT stations, may trade at small discounts despite similar or superior finishes, reflecting transportation accessibility as a dominant value driver. Resale condominiums in the Bartley belt aged 15–25 years typically transact at 15–25% discounts to The Gazania's per-square-foot pricing, though buyers must weigh this against lease decay risks and deferred maintenance reserves. The Gazania's offering – contemporary design, modern facilities, MRT proximity, and established neighbourhood infrastructure – appeals to buyers seeking balance between cost and convenience rather than pursuing maximum luxury or bottom-tier value. When evaluating competing options, buyers should request recent comparable sales data, inspect sample units and common facilities, review sinking fund adequacy in competing buildings, and validate MRT walking times independently to ensure accurate value assessment.

Which unit stacks or floor levels at The Gazania offer the best value or lifestyle benefits?

Mid-range floor levels (typically 4th to 8th storeys) at The Gazania offer compelling value for owner-occupiers, avoiding premium pricing for high-floor units whilst securing adequate natural light, ventilation, and distance from ground-level noise. Lower floors (2nd to 3rd storey) appeal to elderly residents and those with mobility constraints, offering proximity to ground-level facilities and gardens, though may command slight price discounts due to reduced views and exposure to street noise. Higher floors (9th storey and above) attract premiums of 5–15% relative to mid-range levels, reflecting enhanced views, privacy, and perceived prestige; investors targeting HNW tenants may find high-floor units justified as rental premiums can offset acquisition costs. Corner units and those with exceptional views or orientation typically transact at 3–8% premiums over comparable standard units on the same floor. From a pure value perspective, mid-floor standard units in desirable stacks (those with efficient layouts, good sunlight orientation, and minimal noise from adjacent facilities) offer the optimal balance of acquisition cost, livability, and appreciation potential. Prospective buyers should request floor plans, visit the show unit, and inspect a completed unit if available to validate internal design quality before committing to specific stacks.

What is the future supply pipeline in the Bartley and East Singapore district, and how might it affect The Gazania's long-term capital appreciation?

East Singapore's development pipeline includes ongoing urban renewal initiatives, new residential launches in Serangoon, Macpherson, and Potong Pasir precincts, and infrastructure upgrades supporting the broader Eastern corridor. The MRT network expansion and enhancement remain a cornerstone of long-term district value creation, with emphasis on last-mile connectivity, pedestrian precincts, and mixed-use developments. New supply in the Bartley belt is expected to remain moderate relative to pre-2015 development intensity, as land scarcity and planning constraints limit the quantum of new launches; this supply limitation supports pricing resilience for established projects like The Gazania. Competitive pressure may emerge from new launches in adjacent Serangoon precincts, which could moderate per-square-foot appreciation if supply significantly outpaces demand. However, historical patterns suggest that MRT-proximate developments in mature neighbourhoods retain pricing power relative to newer but more distant alternatives. The Gazania's capital appreciation trajectory will be influenced by macroeconomic factors, interest rate cycles, and broader Singapore property sentiment, but the development's MRT location, established neighbourhood character, and moderate supply-demand balance in its immediate precinct suggest favourable long-term value retention and appreciation potential relative to more saturated or emerging market segments.

[For Sale] The Gazania — From S$968K