Type

Units

Min Area

Price Range

1 BR

441 sqft

S$3,500 – S$968K

3 BR

958 sqft

S$2.5M

Type

Units

Min Area

Price Range

1 BR

463 sqft

S$3,500/mo

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$3,500 to S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$700 on this acquisition.
80% of current units are for sale, from S$3,500; 20% are for rent, from S$3,500/mo.
Located 4 min (350 m) from CC12 Bartley MRT Station.

Price Trends & Rental Yield

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The Gazania: A Convenient Bartley Condo Development

The Gazania stands as a thoughtfully designed residential development located at 17 How Sun Drive, positioned within walking distance of Bartley MRT Station on the Circle Line. This location makes it an accessible choice for commuters, professionals, and investors seeking a property that balances urban convenience with a more relaxed neighbourhood character. The development appeals to a broad demographic, from first-time home buyers to upgraders and portfolio investors looking to capture rental income in a transit-oriented area.

Proximity to Bartley MRT is one of the defining advantages of The Gazania. Sitting just 350 metres away—a comfortable four-minute walk—residents gain seamless access to the Circle Line, which connects directly to major commercial districts, educational institutions, and leisure destinations across Singapore. This accessibility supports both owner-occupancy and investment appeal, as tenants consistently seek accommodation near established MRT stations. The Bartley node itself benefits from ongoing urban maturation, with retail, F&B, and service offerings steadily expanding to serve the local residential base.

Layout and Space Efficiency

Units at The Gazania are configured with efficiency at their core. The development offers compact floor plans—typically ranging from 463 square feet and upward—that maximise usable living space whilst maintaining affordability at a per-square-foot level competitive with the broader Bartley and Serangoon precinct. These layouts are particularly suited to young working professionals, couples without dependents, and investors seeking manageable units for short-term rental or owner-occupancy. The efficient design means lower utility bills, reduced maintenance demands, and faster turnover in lease negotiations, all factors that enhance the investment case.

The typical unit configuration emphasises an open-plan living approach with defined sleeping areas, allowing residents to customise their use of space according to lifestyle needs. Natural lighting and ventilation are prioritised in the design philosophy, common features that enhance liveability and justify the rental premium these units can command in the local market.

Neighbourhood and Amenity Proximity

The How Sun Drive address positions The Gazania within an established residential corridor served by mature shopping centres, hawker courts, and medical facilities. Serangoon Gardens, a renowned lifestyle destination, sits within the immediate vicinity, offering residents access to specialty retail, dining, and wellness services. The neighbourhood has evolved into a mixed-use ecosystem where residential calm coexists with convenient day-to-day commerce, appealing to buyers who value both tranquillity and accessibility.

Schools, banks, and supermarkets are all within a short walk or quick MRT journey, reducing the friction of daily errands and supporting the attractiveness of the area to family groups and professionals alike. This maturity of infrastructure supports stable demand from a diverse tenant pool, a critical consideration for investors evaluating long-term yield potential.

Investment Considerations and Rental Yield Outlook

For investors, The Gazania presents a compelling case rooted in location fundamentals. Properties near established MRT stations in mature estates consistently show steady demand from rental tenants, particularly in the 1-bedroom segment where young professionals and transient working populations provide reliable lease income. Based on recent comparable transactions in the Serangoon and Bartley vicinity, rental yields for compact units typically range from 3.5% to 4.5% gross per annum, depending on exact unit specifications and current market conditions.

The development's walkability to Bartley MRT is a tangible driver of tenant appeal, as commuters value reduced transport time and lower monthly ERP costs. When evaluating The Gazania as an investment vehicle, prospective buyers should factor in the consistent, moderate-risk tenant pool attracted to transit-oriented properties, the predictable maintenance profile of newer or well-maintained buildings, and the strategic potential for appreciation as the Serangoon and Paya Lebar corridors continue to mature.

Financing and Affordability

Units at The Gazania are positioned to be accessible to first-time buyers and upgraders at price points that align with HDB-to-private transition demographics. Mortgage qualification remains straightforward for employed professionals, with Debt-to-Service Ratio (TDSR) typically remaining comfortably within regulatory limits (currently capped at 60% of monthly income) for buyers earning a household income above S$6,000 per month. Banks generally offer up to 75% loan-to-value (LTV) financing for primary residences and 60–70% LTV for investment purchases, meaning equity requirements remain moderate relative to total transaction costs.

For second-property investors, the acquisition cost includes 20% Additional Buyer's Stamp Duty (ABSD) on the purchase price, a material consideration that affects overall cash-on-hand requirements and post-purchase liquidity. Prospective buyers should factor this into their financial planning and ensure that remaining cash reserves support both the property acquisition and any necessary refurbishment or unforeseen expenses.

Comparative Market Position

The Bartley and Serangoon precinct hosts several competing developments at varying price points and lease tenures. The Gazania's positioning hinges on its efficient design, accessible MRT proximity, and affordability relative to newer, larger-format developments further afield. Price per square foot in this micromarket has remained stable over recent quarters, with comparable transactions reflecting the strong underlying demand for transit-oriented compact units. The development's appeal is particularly pronounced against landed alternatives or older apartment buildings lacking modern finishes, where buyers accept age-related maintenance risks in exchange for marginal cost savings.

Lease Tenure and Capital Appreciation

Understanding the lease tenure—whether freehold, 999-year leasehold, or 99-year leasehold—is essential for assessing long-term capital appreciation and financing eligibility. Freehold and 999-year properties are treated identically by lenders and buyers in terms of financing access and resale appeal, whilst 99-year leasehold properties begin a gradual depreciation trajectory after approximately 70 years of tenure, an important consideration for buyers intending to hold properties for 30+ years or considering multigenerational wealth transfer.

The development's tenure status directly influences resale velocity and price resilience during market downturns. Properties with stronger tenure profiles (freehold or 999-year) typically maintain higher buyer pools and justify premium pricing, supporting both capital preservation and appreciation potential over a 10-to-15-year holding period.

Future District Growth and Supply Outlook

The Serangoon and Bartley area is entering a phase of controlled intensification, with the Government's planning framework supporting mixed-use regeneration around MRT nodes. Paya Lebar, immediately adjacent, continues to evolve as an economic hub with Grade A office space, educational facilities, and healthcare services all expanding. This macro-trend underpins residential demand and rental growth, as workers and families seek accommodation proximate to emerging employment clusters. Over the medium term (5–10 years), the district is likely to see measured supply additions and improved pedestrian connectivity, both factors that enhance the investment case for properties already located at premier transit nodes such as Bartley.

Prospective buyers and investors should monitor Government Land Sales (GLS) exercise outcomes and Urban Redevelopment Authority (URA) Master Plan amendments affecting the Serangoon sector, as future condo launches in the district may influence pricing, but the foundational demand drivers—proximity to transport, established schools, mature retail—are unlikely to diminish.

Suitability for Different Buyer Profiles

First-time buyers benefit from The Gazania's affordable entry price point and efficient layouts, which reduce the psychological burden of homeownership debt whilst offering genuine space for independent living. Upgraders moving from HDB apartments appreciate the private apartment format, en-suite finishes, and MRT proximity without the substantial price jump associated with larger condos in central or prestigious locations. High-net-worth investors view the development as a value-accretive addition to a diversified property portfolio, leveraging efficient unit economics and reliable tenant demand to generate steady passive income. Owner-occupiers seeking a low-maintenance primary residence find the compact layout ideal, with reduced cleaning time, lower utility costs, and simplified maintenance relative to landed or larger apartment alternatives.

Frequently Asked Questions

What is the estimated rental yield for an investment purchase at The Gazania?

Based on recent comparable transactions in the Serangoon–Bartley corridor, compact 1-bedroom units at The Gazania typically command gross rental yields between 3.5% and 4.5% per annum, with net yields (after property tax, maintenance, and management fees) typically ranging from 2.8% to 3.8%. The development's proximity to Bartley MRT (CC12) underpins consistent tenant demand from young professionals and transient working populations seeking convenient commute options. Investors should factor in the development's age, maintenance profile, and tenant turnover rates when modelling cash-on-cash returns and assessing whether the property meets their target yield threshold after accounting for 20% ABSD on a second-property purchase and financing costs at current interest rates.

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

Units at The Gazania are priced competitively within the Serangoon–Bartley micromarket, with price-per-square-foot figures tracking within 5–8% of comparable 1-bedroom transactions in the immediate vicinity over the past 6–12 months. This positioning reflects the development's mature location, established MRT connectivity, and efficient unit design. Transactions at competing developments—both older apartment blocks and newer launches slightly further afield—show similar per-square-foot trends, indicating that The Gazania's pricing is broadly aligned with market fundamentals. Buyers should obtain recent comparable sales data from local real estate databases to verify the exact price-per-square-foot position at the time of their transaction, as quarterly fluctuations occur in response to interest rate changes, new supply, and broader market sentiment.

What is the Additional Buyer's Stamp Duty (ABSD) impact on my purchase if this is a second residential property?

Singapore Citizens purchasing a second residential property are subject to ABSD at a rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty (BSD) of 3–4% depending on the purchase price band. For a property at The Gazania purchased at S$500,000 (illustrative), ABSD would total approximately S$100,000, a material cost that significantly increases the overall acquisition expense and cash equity requirement. This ABSD is non-refundable and must be paid within 14 days of the Instrument of Transfer (IOT) being executed. Buyers should incorporate this 20% ABSD liability into their financial planning, ensuring that post-purchase liquidity is adequate to cover renovation, furnishing, and unforeseen expenses. Exemptions or remissions may apply in limited circumstances (e.g., sale of an existing residential property within specific timeframes); prospective buyers should seek personalised tax advice from a qualified accountant or real estate lawyer to explore all available relief options.

What lease tenure does The Gazania offer, and how does this affect resale value and financing?

The lease tenure structure at The Gazania (whether freehold, 999-year, or 99-year) is a critical factor in long-term capital appreciation and financing eligibility. Freehold and 999-year leasehold properties are treated identically by lenders and buyers in terms of loan-to-value (LTV) eligibility, typically supporting up to 75% financing for primary residences. For 99-year leasehold properties, lenders apply marginal LTV adjustments once the remaining lease term falls below approximately 70 years, which may not affect The Gazania for decades but is a consideration for multigenerational wealth preservation. Resale demand and price resilience are stronger for freehold and 999-year properties, as buyer pools remain broad and financing is unrestricted; buyers intending to hold for 30+ years or considering future bequeaths should prioritise freehold or 999-year tenure to avoid gradual depreciation headwinds. Prospective purchasers must verify the exact tenure at the time of viewing and factor any lease-related considerations into their long-term financial planning.

How does Bartley MRT Station proximity influence demand and capital appreciation at The Gazania?

Bartley MRT Station (CC12) is one of the most tangible value drivers for The Gazania, supporting both rental demand and capital appreciation through reduced commute times, lower ERP and transport costs, and accessibility to major employment hubs including the CBD, Paya Lebar, and East Coast. Properties within a 5-minute walk of established MRT stations consistently outperform those at greater distances in terms of tenant acquisition speed, average rental achieved, and buyer interest during market downturns. The Circle Line's strategic position—connecting Paya Lebar to Marina Bay and beyond—makes Bartley a high-traffic interchange with consistent morning and evening peak demand from commuters. Over a 10-year holding period, developments at premier MRT nodes like Bartley tend to appreciate at 0.5–1.5% per annum above inflation, a modest but meaningful advantage driven by supply constraints in transit-oriented locations and structural demand growth from an expanding workforce. Investors should prioritise the development's walkability and proximity to the MRT station as a durable competitive advantage unlikely to be eroded by future supply or structural economic changes.

Is The Gazania suitable for first-time buyers, and what financial headroom should I ensure?

The Gazania is exceptionally well-suited to first-time buyers, particularly young professionals and couples seeking an affordable, low-maintenance entry into private residential ownership. The compact layout (typically 463+ sqft) reduces the psychological burden of mortgage debt whilst offering genuine independence compared to HDB alternatives, and the efficient design minimises utility costs, maintenance demands, and annual property tax liability. For financing, first-timers should aim for a household income of at least S$6,000 per month to comfortably service a mortgage on a typical unit at The Gazania whilst remaining well within the 60% TDSR ceiling. Post-purchase financial headroom is essential; buyers should retain S$50,000–S$100,000 in liquid reserves to cover unexpected repairs, furnishing, and living expenses during the early ownership phase. First-timers should also budget for home insurance, annual property tax (typically 4–6% of annual rent estimate for condominiums), and condominium management fees, typically ranging from S$250–S$400 per month depending on the development's age and amenity profile. Consulting a mortgage broker and financial adviser before making an offer will clarify eligibility, optimal loan tenure, and monthly affordability.

What is the likely Debt-to-Service Ratio (TDSR) impact at typical price points for The Gazania?

At typical price points for The Gazania (ranging from approximately S$500,000 to S$700,000 for 1-bedroom units, depending on exact specifications), a 70% LTV mortgage at current interest rates (approximately 4–4.5% per annum) would result in monthly mortgage payments of approximately S$2,500–S$3,500 over a 25-year loan tenure. For a household income of S$7,500 per month, this translates to a mortgage-only TDSR of roughly 33–47%, well within the 60% regulatory ceiling and leaving headroom for car loans, credit card debt, and other liabilities. Buyers with household income above S$8,000 per month typically experience TDSR ratios of 40% or below, maintaining substantial financial flexibility and lending optionality. However, buyers should account for rising interest rates in their stress-test planning; a 1% increase in mortgage rates would elevate monthly payments by approximately S$150–S$200, meaningfully impacting cash-flow sustainability. Obtaining a mortgage in-principle approval from multiple lenders before making an offer will provide clarity on exact financing terms, monthly repayment obligations, and remaining TDSR headroom.

How does The Gazania compare to competing developments in the Serangoon and Bartley area?

The Gazania occupies a competitive position within the Bartley and Serangoon precinct, differentiated by its direct MRT proximity, efficient unit design, and affordable price point relative to larger developments at Paya Lebar or Macpherson. Competing developments in the immediate area include several HDB-age and older apartment blocks offering lower entry prices but reduced finishes and maintenance concerns, as well as newer launches further afield (e.g., Paya Lebar fringe developments) commanding 10–20% price premiums for modern architecture and expanded amenities. The Gazania's key advantage versus older stock is superior condition, modern systems, and reduced maintenance risk; its advantage versus newer developments at outer locations is MRT walkability and established neighbourhood maturity. Price-per-square-foot comparisons show The Gazania typically 5–10% below flagship new launches but 5–15% above aged inventory, reflecting its position as a mid-market, value-accretive acquisition. Prospective buyers should conduct side-by-side comparisons of rental yields, financing costs, and capital appreciation potential across competing options, ideally with the support of a qualified real estate adviser.

Which unit stack, floor level, or aspect offers the best value at The Gazania?

Within The Gazania, unit value is influenced by floor level (lower floors typically command 3–8% discounts relative to mid-to-upper floors due to perception of privacy and noise), aspect (north or east-facing units often benefit from natural light and reduced afternoon heat gain, supporting higher rental appeal and owner satisfaction), and stack position (corner and end units often cost 2–5% more than centre stacks due to enhanced cross-ventilation and outlook). For investors prioritising yield, mid-floor units on non-corner stacks often represent the best value proposition, offering strong rental appeal without the premium pricing of premium stacks. For owner-occupiers, higher floor levels (15+) provide superior privacy, reduced traffic noise, and enhanced outlook, justifying the 5–10% price premium relative to lower levels. Units with north or northeast aspects benefit from consistent daylight and reduced summer heat gain, supporting resident satisfaction and rental appeal in equal measure. Unit-by-unit analysis with floor plans and sightlines is essential; prospective buyers should view multiple units across different stacks and levels to identify the best value-for-money profile aligned with their intended use (owner-occupancy versus investment rental).

What future supply pipeline exists in the Serangoon district, and how will this affect The Gazania's appreciation prospects?

The Serangoon and Paya Lebar corridor is subject to the Urban Redevelopment Authority (URA) Master Plan 2019, which designates various land parcels for mixed-use development, including residential intensification around transit nodes and retail regeneration along Serangoon Road. Government Land Sales (GLS) exercises have historically released plots in this sector approximately every 18–24 months, and future launches may introduce competing supply. However, the geographic constraints of the precinct—with Paya Lebar airport to the east, the Central Expressway to the south, and low-density landed zones to the north—limit the total feasible supply expansion, supporting stable long-term demand fundamentals. The Gazania's freehold or long-leasehold status, combined with its established MRT accessibility and mature neighbourhood amenities, position it defensively against future supply pressures. Newly launched competitors will likely command premium pricing relative to The Gazania due to modern specifications and expanded amenities, but The Gazania's valuation is underpinned by structural location demand (proximity to Bartley MRT, established schools, retail infrastructure) that transcends cyclical supply variations. Medium-term appreciation (5–10 years) is likely to track inflation and underlying wage growth (approximately 2–4% per annum) rather than exceptional capital gains, a realistic expectation that supports confident long-term holding and moderate positive cash-on-cash returns for investors.

The Gazania — From S$3,500