District 13 · Toa Payoh · RCR
Macpherson Garden Estate
Jalan Gembira · Terrace · Freehold
Current PSF
$2,889
+55.5% vs district median
Gross yield
1.5%
median rent $4,200/mo
3-year gain
23.0%
Transactions · 5y
79
16 in last 12 months
Nearest MRT
Mattar Mrt Station · 751.546m
DTL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 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
16%
PSF dispersion within project
The neighbourhood
P1 ring
Cedar Primary School 539m · Phase 2C 0.4× · Canossa Catholic Primary School 720m · Phase 2C 0.6× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Cedar Girls' Secondary School · 608m
Food
Circuit Road Blk 79/79a · 913m
Green
Oasis@Mulberry Pk · 112m - 8 parks within 1km
Mall
Macpherson Mall · 71m
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 681m
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
Price trend average PSF by year
2021
$2,081
2022
$2,276
+9.4%
2023
$2,468
+8.4%
2024
$2,643
+7.1%
2025
$2,712
+2.6%
2026
$3,035
+11.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $6,300,000 | 1,951 | $3,228 | - |
| Jun 2026 | $2,600,000 | 885 | $2,939 | - |
| Jun 2026 | $2,600,000 | 883 | $2,946 | - |
| May 2026 | $3,288,000 | 886 | $3,712 | - |
| Apr 2026 | $3,288,000 | 1,359 | $2,419 | - |
| Mar 2026 | $3,250,000 | 1,356 | $2,396 | - |
| Feb 2026 | $3,820,000 | 989 | $3,862 | - |
| Feb 2026 | $2,950,000 | 1,063 | $2,774 | - |
| Dec 2025 | $5,100,000 | 2,043 | $2,496 | - |
| Dec 2025 | $3,218,888 | 885 | $3,638 | - |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around Macpherson Garden Estate actually sell for - this project trades at 5.7× the nearest block’s PSF.