CONDODistrict 3

PRINCIPAL GARDEN

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PRINCIPAL GARDEN

Details

Project: PRINCIPAL GARDEN
TOP year: 2018
Tenure: 99-year leasehold
Lease start: 2014
Land size: 24,965 sqm (268,721 sqft)
Plot ratio: 2.1
Developer: Secure Venture Development (Alexandra) Pte. Ltd.
Gross rental yield: ~3.5% · ~$1.63M (est.)
Storeys: 24
Market segment: RCR
Total units: 663
Blocks: 4
District: 3

Transactions

Showing 10 of 887

Beds

Period

Size–sqft


Aug 2026	2BR	$1,720,000	764	$2,251
Jun 2026	2BR	$1,825,000	807	$2,261
Jun 2026	1BR	$980,000	495	$1,980
Jun 2026	2BR	$1,830,000	861	$2,125
May 2026	2BR	$1,880,000	807	$2,330
Mar 2026	3BR	$2,905,000	1,076	$2,700
Mar 2026	2BR	$1,800,000	807	$2,230
Mar 2026	2BR	$1,608,000	764	$2,105
Feb 2026	1BR	$945,000	484	$1,952
Feb 2026	2BR	$1,888,000	861	$2,193

Price Action

Flat−1.1%Last 12 months$2,144 psf

Beds

PSF (S$)76 sales · Sep 2024 to Aug 2026

typical range, $1,983 to $2,30512 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of PRINCIPAL GARDEN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	182	27%	484-506 sqft	S$3,350/mo	~4.2%	86
2BR	346	52%	764-861 sqft	S$4,800/mo	~3.2%	141
3BR	88	13%	1,076-1,238 sqft	S$7,200/mo*	~3.0%· low sample (2 sales)	16
4BR	41	6%	1,572-2,002 sqft	S$9,300/mo*	~2.8%· low sample (1 sale)	6
5BR	6	1%	2,347 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

36 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Jervois Lodge	159 m	Aug 2026	Resale	3BR	$2,088,888	1,238	$1,687
One Jervois	256 m	Jul 2026	Resale	3BR	$3,700,000	1,496	$2,473
Domain 21	266 m	Jul 2026	Resale	1BR	$1,000,000	560	$1,786
Jervois Lodge	159 m	Jun 2026	Resale	2BR	$1,818,818	947	$1,921
Alessandrea	210 m	Jun 2026	Resale	3BR	$2,290,000	1,098	$2,086
Domain 21	266 m	Jun 2026	Resale	3BR	$2,640,000	1,281	$2,061
Jervois Mansion	180 m	May 2026	Subsale	3BR	$3,000,000	1,023	$2,933
Jervois Mansion	180 m	May 2026	Subsale	2BR	$2,380,000	818	$2,910
Mon Jervois	188 m	May 2026	Resale	1BR	$1,228,888	624	$1,969
Alessandrea	210 m	May 2026	Resale	3BR	$2,180,000	1,098	$1,985
Alessandrea	210 m	May 2026	Resale	3BR	$2,200,000	1,098	$2,004
Jervois Mansion	180 m	Apr 2026	Subsale	3BR	$3,025,000	1,001	$3,022
Domain 21	266 m	Apr 2026	Resale	2BR	$1,950,000	926	$2,106
Mon Jervois	188 m	Mar 2026	Resale	1BR	$970,000	614	$1,580
One Jervois	256 m	Mar 2026	Resale	4BR	$3,980,000	1,701	$2,340
Jervois Lodge	159 m	Feb 2026	Resale	3BR	$3,000,000	1,636	$1,834
One Jervois	256 m	Feb 2026	Resale	2BR	$2,238,000	990	$2,261
Mon Jervois	188 m	Jan 2026	Resale	2BR	$1,780,000	893	$1,993
38 Jervois	192 m	Nov 2025	Resale	3BR	$1,800,000	818	$2,200
38 Jervois	192 m	Oct 2025	Resale	3BR	$1,750,000	818	$2,139

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

PRINCIPAL GARDEN was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

207 realized resale exits at PRINCIPAL GARDEN.207 profitable, 0 at a loss.Median 3.36%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	76	7y 0m	$1,675	$1,919	S$124,500	1.88%
3BR	107	7y 10m	$1,634	$2,149	S$418,000	3.64%
4BR	14	7y 4m	$1,535	$2,257	S$815,000	4.74%
5BR+	10	8y 6m	$1,606	$2,388	S$1,243,444	4.68%
Total	207	7y 6m	$1,634	$2,042	S$333,000	3.36%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at PRINCIPAL GARDEN today: ~$2,144 psf.Resale median, last 12 months, 23 sales.

Where current owners entered (psf)

today ~$2,144

$1,561 p5median $1,691p95 $2,253

Your entry price$2,140 psf

91.1%

≈ top quartile for this project

of current owners entered below $2,144 psf — they could sell below your entry and still profit.

85.4%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 3

PRINCIPAL GARDEN

Compare projects →

PRINCIPAL GARDEN

Details

Project: PRINCIPAL GARDEN
TOP year: 2018
Tenure: 99-year leasehold
Lease start: 2014
Land size: 24,965 sqm (268,721 sqft)
Plot ratio: 2.1
Developer: Secure Venture Development (Alexandra) Pte. Ltd.
Gross rental yield: ~3.5% · ~$1.63M (est.)
Storeys: 24
Market segment: RCR
Total units: 663
Blocks: 4
District: 3

Transactions

Showing 10 of 887

Beds

Period

Size–sqft


Aug 2026	2BR	$1,720,000	764	$2,251
Jun 2026	2BR	$1,825,000	807	$2,261
Jun 2026	1BR	$980,000	495	$1,980
Jun 2026	2BR	$1,830,000	861	$2,125
May 2026	2BR	$1,880,000	807	$2,330
Mar 2026	3BR	$2,905,000	1,076	$2,700
Mar 2026	2BR	$1,800,000	807	$2,230
Mar 2026	2BR	$1,608,000	764	$2,105
Feb 2026	1BR	$945,000	484	$1,952
Feb 2026	2BR	$1,888,000	861	$2,193

Price Action

Flat−1.1%Last 12 months$2,144 psf

Beds

PSF (S$)76 sales · Sep 2024 to Aug 2026

typical range, $1,983 to $2,30512 month medianone sale

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Find out the value of my home

Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of PRINCIPAL GARDEN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

haio+

Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	182	27%	484-506 sqft	S$3,350/mo	~4.2%	86
2BR	346	52%	764-861 sqft	S$4,800/mo	~3.2%	141
3BR	88	13%	1,076-1,238 sqft	S$7,200/mo*	~3.0%· low sample (2 sales)	16
4BR	41	6%	1,572-2,002 sqft	S$9,300/mo*	~2.8%· low sample (1 sale)	6
5BR	6	1%	2,347 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

36 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Jervois Lodge	159 m	Aug 2026	Resale	3BR	$2,088,888	1,238	$1,687
One Jervois	256 m	Jul 2026	Resale	3BR	$3,700,000	1,496	$2,473
Domain 21	266 m	Jul 2026	Resale	1BR	$1,000,000	560	$1,786
Jervois Lodge	159 m	Jun 2026	Resale	2BR	$1,818,818	947	$1,921
Alessandrea	210 m	Jun 2026	Resale	3BR	$2,290,000	1,098	$2,086
Domain 21	266 m	Jun 2026	Resale	3BR	$2,640,000	1,281	$2,061
Jervois Mansion	180 m	May 2026	Subsale	3BR	$3,000,000	1,023	$2,933
Jervois Mansion	180 m	May 2026	Subsale	2BR	$2,380,000	818	$2,910
Mon Jervois	188 m	May 2026	Resale	1BR	$1,228,888	624	$1,969
Alessandrea	210 m	May 2026	Resale	3BR	$2,180,000	1,098	$1,985
Alessandrea	210 m	May 2026	Resale	3BR	$2,200,000	1,098	$2,004
Jervois Mansion	180 m	Apr 2026	Subsale	3BR	$3,025,000	1,001	$3,022
Domain 21	266 m	Apr 2026	Resale	2BR	$1,950,000	926	$2,106
Mon Jervois	188 m	Mar 2026	Resale	1BR	$970,000	614	$1,580
One Jervois	256 m	Mar 2026	Resale	4BR	$3,980,000	1,701	$2,340
Jervois Lodge	159 m	Feb 2026	Resale	3BR	$3,000,000	1,636	$1,834
One Jervois	256 m	Feb 2026	Resale	2BR	$2,238,000	990	$2,261
Mon Jervois	188 m	Jan 2026	Resale	2BR	$1,780,000	893	$1,993
38 Jervois	192 m	Nov 2025	Resale	3BR	$1,800,000	818	$2,200
38 Jervois	192 m	Oct 2025	Resale	3BR	$1,750,000	818	$2,139

Nearby Condos

86 within 1 km

This property

$2,165

psf · 76 sales

Lowest

$1,406

psf

Average

$2,156

psf

Highest

$3,542

psf

Principal Garden sits level with the nearby average for the last 2 years of sales.


—	Principal GardenThis property	LH	2018	$2,165
90 m	Petit Jervois	FH	2022	—
92 m	Lotus At Jervois	FH	—	—
92 m	Jervois Treasures	FH	—	—
140 m	Jervois Court	FH	—	—
159 m	Jervois Lodge	FH	1997	$1,780
174 m	Goldhill Mansion	FH	—	—
180 m	Jervois Mansion	FH	2025	$2,851
188 m	Mon Jervois	LH	2016	$1,953
192 m	38 Jervois	FH	2019	$2,170
210 m	Alessandrea	FH	2003	$2,004

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

207 realized resale exits at PRINCIPAL GARDEN.207 profitable, 0 at a loss.Median 3.36%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	76	7y 0m	$1,675	$1,919	S$124,500	1.88%
3BR	107	7y 10m	$1,634	$2,149	S$418,000	3.64%
4BR	14	7y 4m	$1,535	$2,257	S$815,000	4.74%
5BR+	10	8y 6m	$1,606	$2,388	S$1,243,444	4.68%
Total	207	7y 6m	$1,634	$2,042	S$333,000	3.36%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Exit Risk

If you bought at PRINCIPAL GARDEN today: ~$2,144 psf.Resale median, last 12 months, 23 sales.

Where current owners entered (psf)

today ~$2,144

$1,561 p5median $1,691p95 $2,253

Your entry price$2,140 psf

91.1%

≈ top quartile for this project

of current owners entered below $2,144 psf — they could sell below your entry and still profit.

85.4%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Alexandra Primary SchoolPhase 2C · 73 applied · 67 places	90 m	≤ 1 km	Balloted · 1–2 km	73	67
Inside the cut — offered before any ballot.
Gan Eng Seng Primary SchoolPhase 2C · 17 applied · 116 places	855 m	≤ 1 km	No ballot	17	116
Zhangde Primary SchoolPhase 2C · 74 applied · 87 places	900 m	≤ 1 km	No ballot	74	87

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
River Valley Primary SchoolPhase 2C · 94 applied · 94 places	1.43 km	1–2 km	No ballot	94	94
Queenstown Primary SchoolPhase 2C · 115 applied · 105 places	1.45 km	1–2 km	PR ballot only	115	105
Radin Mas Primary SchoolPhase 2C · 96 applied · 47 places	1.83 km	1–2 km	Balloted · ≤ 1 km	96	47
Did not reach this home's band.
CHIJ (Kellock)Phase 2C · 57 applied · 123 places	1.95 km	1–2 km	No ballot	57	123
Within 2 km of blocks 97 & 99; blocks 93 & 95 borderline

Amenities

Where Else You Can Buy

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Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for PRINCIPAL GARDEN

Beds

	01	02	03	04	05	06	07	08
24		#24-027642BR	#24-034841BR	#24-044951BR	#24-055061BR	#24-061,1953BR	#24-078072BR	#24-082,3475BR
23		#23-027642BR	#23-034841BR	#23-044951BR	#23-055061BR	#23-061,1953BR	#23-078072BR	#23-082,3475BR
22		#22-027642BR	#22-034841BR	#22-044951BR	#22-055061BR	#22-061,1953BR	#22-078072BR	#22-082,3475BR
21	#21-011,5724BR	#21-027642BR	#21-034841BR	#21-044951BR	#21-055061BR	#21-061,1953BR	#21-078072BR	#21-087972BR
20	#20-011,5724BR	#20-027642BR	#20-034841BR	#20-044951BR	#20-055061BR	#20-061,1953BR	#20-078072BR	#20-087972BR
19	#19-011,5724BR	#19-027642BR	#19-034841BR	#19-044951BR	#19-055061BR	#19-061,1953BR	#19-078072BR	#19-087972BR
18	#18-011,5724BR	#18-027642BR	#18-034841BR	#18-044951BR	#18-055061BR	#18-061,1953BR	#18-078072BR	#18-087972BR
17	#17-011,5724BR	#17-027642BR	#17-034841BR	#17-044951BR	#17-055061BR	#17-061,1953BR	#17-078072BR	#17-087972BR
16	#16-011,5724BR	#16-027642BR	#16-034841BR	#16-044951BR	#16-055061BR	#16-061,1953BR	#16-078072BR	#16-087972BR
15	#15-011,5724BR	#15-027642BR	#15-034841BR	#15-044951BR	#15-055061BR	#15-061,1953BR	#15-078072BR	#15-087972BR
14	#14-011,5724BR	#14-027642BR	#14-034841BR	#14-044951BR	#14-055061BR	#14-061,1953BR	#14-078072BR	#14-087972BR
13	#13-011,5724BR	#13-027642BR	#13-034841BR	#13-044951BR	#13-055061BR	#13-061,1953BR	#13-078072BR	#13-087972BR
12	#12-011,5724BR	#12-027642BR	#12-034841BR	#12-044951BR	#12-055061BR	#12-061,1953BR	#12-078072BR	#12-087972BR
11	#11-011,5724BR	#11-027642BR	#11-034841BR	#11-044951BR	#11-055061BR	#11-061,1953BR	#11-078072BR	#11-087972BR
10	#10-011,5724BR	#10-027642BR	#10-034841BR	#10-044951BR	#10-055061BR	#10-061,1953BR	#10-078072BR	#10-087972BR
09	#09-011,5724BR	#09-027642BR	#09-034841BR	#09-044951BR	#09-055061BR	#09-061,1953BR	#09-078072BR	#09-087972BR
08	#08-011,5724BR	#08-027642BR	#08-034841BR	#08-044951BR	#08-055061BR	#08-061,1953BR	#08-078072BR	#08-087972BR
07	#07-011,5724BR	#07-027642BR	#07-034841BR	#07-044951BR	#07-055061BR	#07-061,1953BR	#07-078072BR	#07-087972BR
06	#06-011,5724BR	#06-027642BR	#06-034841BR	#06-044951BR	#06-055061BR	#06-061,1953BR	#06-078072BR	#06-087972BR
05	#05-011,5724BR	#05-027642BR	#05-034841BR	#05-044951BR	#05-055061BR	#05-061,1953BR	#05-078072BR	#05-087972BR
04	#04-011,5724BR	#04-027642BR	#04-034841BR	#04-044951BR	#04-055061BR	#04-061,1953BR	#04-078072BR	#04-087972BR
03	#03-011,5724BR	#03-027642BR	#03-034841BR	#03-044951BR	#03-055061BR	#03-061,1953BR	#03-078072BR	#03-087972BR
02		#02-027642BR	#02-034841BR	#02-044951BR	#02-055061BR	#02-061,1953BR	#02-078072BR

1BR2BR3BR4BR5BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View