5 How Sun Drive, Singapore 538527
The Gazania is a freehold low-rise condominium at 5 to 19 How Sun Drive in District 19, developed by Singhaiyi Huajiang Sun Pte Ltd under the SingHaiyi Group, launched on 13 July 2019 and completed in 2022. Seven five-storey blocks hold 250 units on a 13,568 sqm site in the Upper Paya Lebar subzone, with Bartley MRT (CC12) on the Circle Line within 500m of the door. The estate is finished and occupied, so there is no showflat and no developer price list. What trades here is resale stock, and there is not much of it.
The unit mix runs eight layout families from 441 sqft to 1,787 sqft, and it is unusually top-heavy for a project this size. The compact band holds 121 homes: 44 one-bedders from 441 to 474 sqft, 20 two-bedders from 635 to 689 sqft and 57 two-bedroom-plus-study units from 667 to 700 sqft. The family band holds 129: 48 three-bedders from 850 to 915 sqft, 24 three-bedroom Premium formats from 969 to 1,066 sqft, ten four-bedders from 1,227 to 1,313 sqft, 40 four-bedroom Maisonettes from 1,711 to 1,787 sqft and seven Penthouses from 1,690 to 1,722 sqft. The maisonettes and penthouses alone are 47 homes, roughly 19 percent of the estate, which is a very large allocation to dual-level living.
The setting is a landed grain rather than a main road. How Sun Drive runs through terrace and semi-detached streets, and The Gazania sits inside that pattern at five storeys instead of towering over it. The trade is honest. You give up the amenity-under-the-block convenience of a mall-integrated address and the facility deck a 1,000-unit development can afford, and you get back quiet, a short flat walk to a working Circle Line station and a title that never runs down.
Schools are the second half of the case. Maris Stella High School and Paya Lebar Methodist Girls’ School (Primary) both sit inside 1km of The Gazania, with Cedar Primary School on the same short list. The 2km ring adds Canossa Catholic Primary, Saint Gabriel’s, Xinghua Primary, Yangzheng Primary and Zhonghua Primary. The secondary bench is deep for an Outside Central Region address: Saint Gabriel’s Secondary, Maris Stella High, Bartley Secondary, Paya Lebar Methodist Girls’ School (Secondary), Zhonghua Secondary, Cedar Girls’ Secondary, Yuying Secondary and Peicai Secondary all sit within 2km, and the international layer runs to Stamford American’s Woodleigh campus, Hillside World Academy, DPS International School and Dimensions International College.
Tenure is freehold, so there is no remaining-lease arithmetic to run and none for the next buyer either. That single fact does more work here than any facility. Density is the lowest you will find on a modern District 19 plot: a plot ratio of 1.4 across 13,568 sqm, which is why RSP Architects Planners and Engineers could spread seven low blocks around gardens rather than stacking towers. The facilities are sized to the scale honestly: a 50m lap pool, spa pool, kids’ pool and pool deck, a clubhouse holding gymnasium and function room, an outdoor fitness area, BBQ pavilion, kids’ playground, and the garden programme that gives the place its character, a scented garden, butterfly garden, pocket gardens, courtyard, green wall and reflexology path.
For the record book: China Construction Development built it, the seven blocks carry postal codes 538527 through 538555, and the carpark holds 262 lots against 250 homes. That is a ratio above one to one, which for a family estate with 47 dual-level homes is the right way round.
Zoom out and District 19 holds 167 condominiums with about 35,618 private homes between them, of which only 32 projects are ten years old or newer. Freehold within that set is rarer still. Almost the entire modern private stock in this belt sits on 99-year land, which is what makes The Gazania’s title the thing buyers actually come for.
The caveat record tells a two-part story and both parts matter. 220 caveats have been lodged since August 2021: 20 that year, 151 in 2022, 38 in 2023, one in 2024, seven in 2025 and three more through June 2026. The estate cleared almost its entire inventory in the year it completed, and then it went quiet. Eleven caveats in the last two and a half years across 250 homes is a very thin resale market. Read it honestly and it cuts both ways. Owners here are not selling, which is the behaviour freehold buyers exhibit and a genuine signal about how the product is held. But a buyer looking for a specific format may wait months for one to appear, and a seller has few recent comparables to point a valuer at.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 44 | 441 - 474 | 17.60% | A1-A4 | |
| 2 Bedroom | 20 | 635 - 689 | 8.00% | B1, B2 | |
| 2 Bed + Study | 57 | 667 - 700 | 22.80% | B3-B8 | |
| 3 Bedroom | 48 | 850 - 915 | 19.20% | C1, C2, C3, C5, C6 | |
| 3 Bed Premium | 24 | 969 - 1,066 | 9.60% | C4A, C4B, C7 | |
| 4 Bedroom | 10 | 1,227 - 1,313 | 4.00% | D4, D5 | |
| 4 Bed Maisonette | 40 | 1,711 - 1,787 | 16.00% | D1A-D6B | |
| Penthouse | 7 | 1,690 - 1,722 | 2.80% | PH1-PH7 | |
| Overall | 250 | 441 - 1,787 | 100.00% | 8 |
SingHaiyi Group is a Singapore-headquartered developer founded in 1988, known for reliable delivery and steady, long-term growth. Its Singapore track record includes recent launches such as Grand Dunman and Sora, with ongoing and pipeline projects like TMW Maxwell, One Sophia, and 9 Penang Road. The group also contributes to significant redevelopments including Skywaters Residences and the Golden Mile Complex. Beyond homes, it develops offices, retail, hospitality, and integrated projects across Singapore, Australia/New Zealand, the US, Malaysia, and the Maldives. Buyers can expect disciplined execution, diversified capabilities, and a focus on well-planned, enduring developments.
Bartley (CC12) sits within 500m of the door, so this is a walk rather than a bus ride, and the Circle Line runs from it to Serangoon, Botanic Gardens, Buona Vista and MacPherson without a change. Serangoon (CC13/NE12) is one stop north, which is where the North East Line, the bus interchange and NEX all sit. Woodleigh (NE11), Tai Seng (CC11), Kovan (NE13), Lorong Chuan (CC14) and Potong Pasir (NE10) all fall within 2km, so six more stations back the main one up.
The title is the other half. Freehold beside a working station is the pairing our 99-year versus freehold guide identifies as the market’s most reliable long-run outperformer, because the two things that decay a leasehold asset, lease run-down and location obsolescence, are both answered at once. The station is built. The title does not age. There is no catalyst to wait for and no clock to watch.
That matters more than usual on this stretch. Every large neighbour within a kilometre of The Gazania runs 99-year tenure, so a family choosing here is not comparing product against product, they are buying a different asset class on the same street. What that difference is worth is a number you can observe rather than argue about, and the rest of this page works through it.
Maris Stella High School and Paya Lebar Methodist Girls’ School (Primary) both anchor the 1km circle. A boys’ school and a girls’ school of that calibre inside one radius is a combination very few Singapore addresses can claim, and for a household with one of each it removes the choice entirely. That circle is the one that carries distance priority at P1 registration, and our 2026 Primary 1 registration guide sets out which phases proximity actually helps in.
Cedar Primary School sits on the same short list, and the 2km ring adds Canossa Catholic Primary, Saint Gabriel’s, Xinghua Primary, Yangzheng Primary and Zhonghua Primary. Our guide to the top primary schools near District 19 condos maps the whole catchment, and the secondary layer is deeper still, with Cedar Girls’ Secondary and Bartley Secondary both inside 2km alongside the through-train options at Maris Stella and PLMGS. The Woodleigh international campuses, led by Stamford American, sit close enough to give landlords a relocation tenant stream on top of the local one.
The product answers that demand in a way most boutique projects cannot. 40 four-bedroom Maisonettes from 1,711 to 1,787 sqft plus seven Penthouses give large families the dual-level format that school-catchment parents hunt and usually have to leave the district to find. A 250-unit development carrying 47 of them is not a rounding error, it is a deliberate positioning decision, and it is the single most distinctive thing about The Gazania floor plan set.
Seven blocks of five storeys sit among How Sun’s landed streets, and the arithmetic behind that is the 1.4 plot ratio. RSP threaded the scented garden, butterfly garden, pocket gardens and garden walk through the 13,568 sqm site rather than compressing them around a tower footprint, which is only possible at this density. The URA Master Plan keeps the surrounding enclave’s low-rise zoning intact, so the outlook is a planning outcome rather than a temporary one.
Four years after completion, the gardens have grown in rather than just been planted, which is the quiet advantage of buying a finished estate over a rendering. You can walk the grounds on a weekday morning, see how the planting has matured, look at how the common areas have been maintained and ask the MCST what the sinking fund looks like. None of that is available from a project under construction at any price.
The honest limit is scale. 250 units cannot fund a tennis court, a fifty-station facility deck or a full concierge operation, and buyers who measure a condominium by its amenity list will find this one short. Our piece on the truth about boutique condos in Singapore works through exactly that trade, including what boutique scale does to maintenance fees and to resale liquidity. Fees here are not published as a fixed schedule and scale by share value, so ask the MCST for the figure on the specific unit type before you commit.
Bidadari is the reason this pocket has a growth story on top of a tenure story. The URA Master Plan turned the former cemetery grounds into Bidadari New Town one stop away, with Bidadari Park and The Woodleigh Residences and its mall already delivered. A completed freehold estate with a fresh township maturing beside it is an unusual position, because The Gazania collects the amenity and the upgrader demand without having paid a new-town launch price for it.
The everyday map is already dense. NEX and the Serangoon bus interchange are one stop north, The Woodleigh Mall and The Poiz Centre sit south, Heartland Mall at Kovan and myVillage at Serangoon Garden fill in around them, and Chomp Chomp Food Centre and Serangoon Garden Market cover the food this part of Singapore is known for. Bartley Park, Bidadari Park, Lorong Ong Lye Park and Maplewood Park handle the green, and Serangoon Stadium, the Serangoon Sports Centre and Serangoon Community Club take the rest of the weekend.
The Bartley corridor’s own renewal keeps adding to it. Our Bartley condo guide works through this overlooked corner between Serangoon and Toa Payoh and why it has consistently priced below both, and our Serangoon condo guide covers what the NEX premium one stop north actually costs. The pocket collects the upgrades without carrying the launch premiums of the projects that delivered them.
The numbers need reading carefully here, because the caveat record is thin. Across the last sixty caveats, transactions cleared between $1,603 and $2,535 psf with the median around $2,305 psf, but those sixty reach back into the 2022 sell-through and drag the figure down. The last twelve months are the honest number: ten caveats, a median of $2,364 psf and a range from $1,857 to $2,535 psf, with the newest entries dated June 2026.
Run the arithmetic at $2,364 psf and The Gazania price ladder works out as follows. One-bedroom homes land between $1.04m and $1.12m, two-bedders from $1.50m to $1.63m and two-plus-study formats from $1.58m to $1.65m. Three-bedroom layouts work out from $2.01m to $2.16m and the three-bedroom Premium tier from $2.29m to $2.52m. Four-bedders run $2.90m to $3.10m, and the Maisonettes come out between $4.05m and $4.22m. Treat all of it as arithmetic on the caveat record rather than quotes, and note that the largest formats trade below the band: the estate’s own penthouse caveat, 1,862 sqft at $2,256 psf for $4,200,000 in March 2026, shows how differently the top of the ladder prices.
The individual caveats are worth reading for what they say about liquidity as much as price. An 850 sqft three-bedroom cleared at $2,515 psf for $2,138,000 in June 2026, a 463 sqft one-bedroom at $1,857 psf for $860,000 in March 2026 and a 1,302 sqft four-bedroom at $2,535 psf for $3,300,000 in December 2025. The two-bedroom band’s most recent recorded transaction is from April 2023, a 678 sqft unit at $2,254 psf for $1,528,000. When a format goes three years without a caveat, that is scarcity and illiquidity describing the same fact.
Context is entirely leasehold. Bartley Residences brings 702 units from 2015 at 0.37km, Botanique at Bartley 797 units from 2019 at 0.53km, Bartley Ridge 868 units from 2016 at 0.56km, Forest Woods 519 units from 2020 at 0.74km and The Minton 1,145 units from 2013 at 0.82km. All five run 99-year tenure. Forest Woods is the cleanest comparison because it is the youngest and the closest in completion year, and its recent resale band sits meaningfully below this one. That gap, format for format, is the corridor’s freehold premium, observable rather than argued.
One technical note worth knowing. The Gazania was built before GFA harmonisation took effect, so its strata areas still include aircon ledges that the newer rulebook excludes. When you compare its psf against a post-harmonisation launch, you are not comparing identical square feet, and the honest comparison adjusts for it. Our Q2 2026 property market review puts the wider Outside Central Region band in context.
Exit liquidity is the trade-off attached to the tenure. 250 units keep resale scarce in both directions, so a seller faces almost no internal competition but also has to wait for the right buyer to arrive, and the buyer pool for a $4m maisonette in the Outside Central Region is not deep. That is the freehold boutique bargain in one sentence: fewer transactions, firmer prices, longer timelines. Our rental yields guide covers the holding maths for owners who let rather than sell while they wait.
This suits school-driven families playing the Maris Stella and PLMGS double radius, large households who want a dual-level format without leaving District 19, and legacy buyers who want freehold title with a working MRT already open rather than a promised one. It is not for facility-maximalists: 250 units cannot fund the amenity deck a mega-development can, and that is a structural limit rather than an oversight. The maisonette stacks carry stairs by design, which is the point for some households and a dealbreaker for anyone planning to age in place, so walk one before you shortlist. Compare it against the best layouts for large families in District 19 before you decide the format is worth the premium.
Landlords see it differently again. Three primaries and eight secondaries inside the school bands, Stamford American’s Woodleigh campus within 2km and a Circle Line station at walking distance give the compact half of the estate a broad tenant base, and 262 carpark lots against 250 homes removes the parking complaint that costs older estates their tenants. The catch is the same as the buyer’s: with so few units and so little turnover, rental comparables are thin, and pricing a lease here takes more judgment than pulling a median off a portal.
Thinking about The Gazania? The freehold premium over Forest Woods, format for format, is the corridor’s cleanest arithmetic, and whether it is worth paying depends entirely on how long you intend to hold. Before you commit, speak to us. We’ll run the numbers with you, honest advice, no pressure. WhatsApp us
The Gazania has 7 blocks of 5 storeys.
The Gazania has 250 residential units.
The Gazania is a freehold development.
Yes, The Gazania is freehold.
The Gazania is developed by Singhaiyi Huajiang Sun Pte Ltd.
The Gazania’s Architects are: RSP Architects Planners & Engineers Pte Ltd
The Gazania’s Builder is China Construction Development Co Pte Ltd
Arrival Canopy, Grand Arrival Plaza, Meeting Pods, Reflexology Path, Garden Walk, Open Lawn, Pool Deck, BBQ Pavilion, Kid’s Pool, 50m Lap Pool, Spa Pool, Water Wall, Multi-purpose Lawn, Water Tank, Kid’s Playground, Outdoor Fitness Area, Pocket Garden, Scented Garden, Courtyard, Butterfly Garden, Green Wall, Grand Staircase, Clubhouse (Gymnasium, Function Room, Outdoor Pavilion), Sun Pavilion, Side Gate, Bin Centre, Guard House
The Gazania is located at 5, 7, 9, 11, 15, 17 & 19 How Sun Drive, in District 19, within walking distance of Bartley MRT, in the established Bartley / Serangoon residential enclave.
The Gazania is in District 19 (D19), which covers Serangoon Garden, Hougang and Punggol, including the Bartley belt, within Singapore’s Outside Central Region (OCR).
The nearest MRT station to The Gazania is Bartley MRT (CC12) on the Circle Line, within 1km walking distance. Serangoon (CC13/NE12), Woodleigh (NE11), Tai Seng (CC11), Kovan (NE13), Lorong Chuan (CC14) and Potong Pasir (NE10) are all within 2km.
Primary Schools within 1km of The Gazania:
Maris Stella High School (Primary)
Paya Lebar Methodist Girls’ School (Primary)
The Gazania offers strong investment fundamentals: rare freehold tenure in District 19, walking distance to Bartley MRT (CC12), two MOE primary schools within 1km, boutique low-rise scale (only 250 units), and rare Maisonette and Penthouse layouts. As with any investment, prospective buyers should conduct their own due diligence.
Yes, The Gazania is suitable for families. It offers 3-Bedroom, 3-Bedroom Premium, 4-Bedroom, 4-Bedroom Maisonette and Penthouse layouts up to 1,787 sqft. Family-friendly facilities include the 50m Lap Pool, Kid’s Pool, Kid’s Playground, Outdoor Fitness Area, Butterfly Garden and Scented Garden. Two MOE primary schools are within 1km.
The Gazania is a freehold low-rise private condominium in District 19 with 250 residential units across 7 low-rise blocks of 5 storeys. It is developed by Singhaiyi Huajiang Sun Pte Ltd (SingHaiyi Group), designed by RSP Architects Planners & Engineers, built by China Construction Development, and was completed in 2022.
The Gazania obtained TOP in 2022.
The Gazania was launched on 13 July 2019. It obtained TOP in 2022 and is now a completed development transacting in the resale and rental markets.
Yes. Foreigners can buy The Gazania because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Gazania’s showflat has been decommissioned as the development is completed. Viewings of available resale units are now conducted on-site. Please contact our appointed sales team to schedule a viewing.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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