District 20 · Ang Mo Kio · OCR
Happy Estate
Thomson Heights · Semi-detached · Freehold
Current PSF
$1,464
-25.4% vs district median
Gross yield
2.4%
median rent $6,500/mo
3-year gain
-16.5%
Transactions · 5y
8
3 in last 12 months
Nearest MRT
Lentor Mrt Station · 996.037m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$7,500/mo median
residential zone
En-bloc potential43 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
15%
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 572m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Mayflower Secondary School · 1.1km
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 621m - 2 hawker centres within 1km
Green
Thomson Green Pg · 225m - 10 parks within 1km
Mall
Djit Sun Mall · 1.9km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 1.3km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
Price trend average PSF by year
2022
$1,339
2023
$1,334
-0.4%
2024
$1,545
+15.8%
2025
$1,577
+2.1%
2026
$1,114
-29.4%
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $7,200,000 | 6,460 | $1,114 | - |
| Dec 2025 | $5,480,000 | 3,296 | $1,663 | - |
| Oct 2025 | $5,800,000 | 3,591 | $1,615 | - |
| Feb 2025 | $5,050,000 | 3,472 | $1,454 | - |
| Sept 2024 | $5,800,000 | 3,753 | $1,545 | - |
| Sept 2023 | $5,300,000 | 3,753 | $1,412 | - |
| Mar 2023 | $5,000,000 | 3,984 | $1,255 | - |
| Aug 2022 | $4,500,000 | 3,362 | $1,339 | - |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Happy Estate actually sell for - this project trades at 2.7× the nearest block’s PSF.