Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 54 |
|---|---|
| Size range | 1,163–7,718 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 3-bedroom | 27 | 50% |
| 4-bedroom | 27 | 50% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 4 BR | ~1.8%· low sample (1 sale) | ~$10.8M | 5 |
Relevant market insights
Very low because this development is young — recently completed condos see almost no collective-sale interest.
TWENTYONE ANGULLIA PARK 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.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 50 of 54 units at TWENTYONE ANGULLIA PARK. 96% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 18% have been held over 10 years.
96%
Free to sell now
48 of 50 tracked · past SSD
2%
Sitting on a gain
1 of 44 resales sold above cost
Showing 10 of 53 total recorded transactions.
| Jan 2026 | 4BR | $10,800,000 | 3,121 | $3,460 | |
| Jun 2025 | 3BR | $6,250,000 | 1,894 | $3,300 | |
| Apr 2022 | 3BR | $7,452,000 | 2,260 | $3,297 | |
| Mar 2022 | 3BR | $10,200,000 | 2,260 | $4,513 | |
| Dec 2021 | 3BR | $10,138,000 | 2,260 | $4,486 | |
| 10-05-2021 | 3BR | $8,544,463 | 2,260 | $3,781 | |
| 06-04-2021 | 4BR | $11,600,000 | 3,121 | $3,717 | |
| 05-04-2021 | 3BR | $8,308,000 | 2,314 | $3,590 | |
| 05-04-2021 | 4BR | $11,488,960 | 3,121 | $3,681 | |
| 25-02-2021 | 3BR | $9,360,000 | 2,314 | $4,045 |
38 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Seasons Park | 183 m | Jun 2026 | Resale | 2BR | $1,353,000 | 1,044 | $1,296 |
| Seasons Park | 183 m | Jun 2026 | Resale | 2BR | $1,370,000 | 1,108 | $1,236 |
| Four Seasons Park | 183 m | Jun 2026 | Resale | 4BR | $14,000,000 | 3,821 | $3,664 |
| The Orchard Residences | 186 m | Jun 2026 | Resale | 4BR | $10,200,000 | 2,852 | $3,576 |
| The Orchard Residences | 186 m | Jun 2026 | Resale | 4BR | $10,000,000 | 2,852 | $3,506 |
| Paterson Suites | 268 m | May 2026 | Resale | 3BR | $4,500,000 | 1,743 | $2,582 |
| Seasons Park | 183 m | Apr 2026 | Resale | 2BR | $1,388,000 | 1,065 | $1,303 |
| Four Seasons Park | 183 m | Apr 2026 | Resale | 2BR | $9,280,000 | 2,874 | $3,229 |
| Paterson Suites | 268 m | Mar 2026 | Resale | 3BR | $5,100,000 | 1,765 | $2,890 |
| Orchard View | 152 m | Feb 2026 | Resale | 4BR | $7,000,000 | 2,529 | $2,768 |
| The Paterson Edge | 136 m | Jan 2026 | Resale | 2BR | $2,150,000 | 871 | $2,468 |
| Paterson Suites | 268 m | Jan 2026 | Resale | 3BR | $4,839,688 | 1,679 | $2,882 |
| 3 Cuscaden | 88 m | Nov 2025 | Resale | 2BR | $2,650,000 | 764 | $3,469 |
| Four Seasons Park | 183 m | Oct 2025 | Resale | 4BR | $13,200,000 | 3,821 | $3,455 |
| Angullia Park Residences @ Orchard | 90 m | Sep 2025 | Resale | 2BR | $2,500,000 | 936 | $2,671 |
| Angullia Park Residences @ Orchard | 90 m | Aug 2025 | Resale | 2BR | $2,150,000 | 936 | $2,297 |
| Angullia Park Residences @ Orchard | 90 m | Aug 2025 | Resale | 2BR | $2,450,000 | 936 | $2,618 |
| The Paterson Edge | 136 m | Aug 2025 | Resale | 2BR | $2,450,000 | 1,011 | $2,423 |
| The Orchard Residences | 186 m | Jun 2025 | Resale | 3BR | $5,300,000 | 1,808 | $2,931 |
| Paterson Linc | 64 m | Mar 2025 | Resale | 2BR | $2,388,888 | 1,011 | $2,363 |
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 TWENTYONE ANGULLIA PARK
| 01 | 02 | 03 | |
|---|---|---|---|
| 34 | #34-017,7184BR | #34-027,7184BR | |
| 33 | #33-012,2603BR | #33-022,2603BR | |
| 32 | #32-013,1544BR | #32-023,1544BR | |
| 31 | #31-012,2603BR | #31-022,2603BR | |
| 30 | #30-013,1544BR | #30-023,1544BR | |
| 29 | #29-012,2603BR | #29-022,2603BR | |
| 28 | #28-013,1224BR | #28-023,1224BR | |
| 27 | #27-032,3143BR | ||
| 26 | #26-033,3484BR | ||
| 25 | #25-032,3143BR | ||
| 24 | #24-033,3484BR | ||
| 23 | #23-032,3143BR | ||
| 22 | #22-032,7774BR | ||
| 21 | #21-012,2603BR | #21-022,2603BR | |
| 20 | #20-013,1544BR | #20-023,1544BR | |
| 19 | #19-012,2603BR | #19-022,2603BR | |
| 18 | #18-013,1544BR | #18-023,1544BR | |
| 17 | #17-012,2603BR | #17-022,2603BR | |
| 16 | #16-013,1224BR | #16-023,1224BR | |
| 15 | #15-032,3143BR | ||
| 14 | #14-033,3484BR | ||
| 13 | #13-032,3143BR | ||
| 12 | #12-033,3484BR | ||
| 11 | #11-032,3143BR | ||
| 10 | #10-032,7774BR | ||
| 09 | #09-012,2603BR | #09-022,2603BR | |
| 08 | #08-013,1544BR | #08-023,1544BR | |
| 07 | #07-012,2603BR | #07-022,2603BR | |
| 06 | #06-013,1544BR | #06-023,1544BR | |
| 05 | #05-012,2603BR | #05-022,2603BR | |
| 04 | #04-013,1224BR | #04-023,1224BR | |
| 03 | #03-011,1633BR | #03-021,1633BR | #03-031,8943BR |
| 02 | #02-032,7774BR |
5 realized resale exits at TWENTYONE ANGULLIA PARK over the 5y window — 1 profitable, 4 at a loss, averaging -1.37%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 5BR+ | 5 | 11y 0m | -1.37% |
| Total | 5 | 11y 0m | -1.37% |
| Unit Type | Count | Avg PSF Buy | Avg PSF Sell | Avg Loss |
|---|---|---|---|---|
| 5BR+ | 4 | $4,434 | $3,636 | S$-1,933,344 |
3 of 5exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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TWENTYONE ANGULLIA PARKhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=50 traced current owners, 100.0% unit-exact.
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at TWENTYONE ANGULLIA PARK, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
TWENTYONE ANGULLIA PARK has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.
198 within 1 km
| 0 m | Parisian | FH | 1986 | — |
| 64 m | Paterson Lodge | FH | — | — |
| 64 m | Paterson Linc | FH | 2010 | $2,363 |
| 74 m | Cuscaden Mansions | FH | — | — |
| 85 m | Skyline @ Orchard Boulevard | FH | — | — |
| 88 m | 3 Cuscaden | FH | 2022 | $3,288 |
| 90 m | Angullia Park Residences @ Orchard | FH | 2010 | $2,618 |
| 135 m | Boulevard Vue | FH | — | — |
| 136 m | The Paterson Edge | FH | 1999 | $2,446 |
| 142 m | The Boulevard Residence | FH | — | — |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.