Avila Gardens
Flora Road · District 17 · Outside Central Region (OCR) · Freehold
Avila Gardens is a condominium development in District 17 (OCR). Based on 45 URA-recorded transactions from 2021–2026, its median price is $1,380,000, with prices moving about 4.8%/yr and a gross rental yield near 3.3%.
The verdict · for an investor
Avila Gardens · Condominium · District 17 · Freehold
On balance, Avila Gardens points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 18 min on foot; 6 supermarkets, 2 food & retail spots nearby.
- Rentable — ~3.3% gross yield; schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 5-bed +32.9%, 4-bed +26.6%, 3-bed +23.4% since 2022.
- A Primary-1 priority school within 1km — a real family draw.
- Steady ~3.3% gross rental yield.
What's holding it back
- MRT is a real walk — Tampines East MRT, about 18 min.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,324 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,324 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.48M
Aim at the middle or below. A patient buyer has been getting closer to $1.43M.
If you’re selling
~$1.55M
List at the top of fair; realistic close is $1.48M–$1.50M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$885k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~4.8%/yr), and past pace never promises the future.
Built from URA transactions for Avila Gardens — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Avila Gardens
Outside Central Region (OCR) · District 17 · ~$1,199 psf · 3.3% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Avila Gardens, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,199 psf, Avila Gardens is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~4.8%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
About neutral
Avila Gardens's own prices have gone flat over the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,024 units, from 2028).
Supports prices
New launches in this district are selling well — 2 recent ones are around 83% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
Holds prices back
Rents at Avila Gardens have slipped ~7% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,199 psf is ~18% below similar nearby projects (~$1,471). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Avila Gardens has grown ~4.8%/yr over ~5 years. Similar nearby: Kassia 0.9%, The Jovell 0.7%, Hedges Park Condominium 5.6%, The Inflora 4%, Parc Komo 1.1% — a 0.7–5.6%/yr spread (most around 1.1%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,380,000
2021–2026 (URA)
Appreciation
4.8%/yr
median trend
Gross yield
3.3%
~$3.28/psf rent
Lease
Freehold
Avila Gardens median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Avila Gardens fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Avila Gardens
Questions people ask about Avila Gardens
Is Avila Gardens freehold or leasehold?
Avila Gardens is a freehold development in District 17 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does Avila Gardens cost per square foot?
Recent transactions at Avila Gardens are around $1,199 psf. Across its record, transacted prices range from $550,000 to $2,280,000.
Which primary schools are near Avila Gardens?
Within 1 km (top Primary 1 priority): White Sands Primary School (0.77 km), East Spring Primary School (0.92 km). Within 1–2 km: Pasir Ris Primary School, Casuarina Primary School, Gongshang Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Avila Gardens?
The nearest MRT is Tampines East MRT, about 1.2 km away (straight-line).
Has Avila Gardens gone up in value?
Across 45 URA-recorded transactions (2021–2026), prices at Avila Gardens have moved about 4.8% a year on average, with a gross rental yield near 3.3%. That is a past record, not a forecast.
What condos are comparable to Avila Gardens?
Within a short walk: Dahlia Park Condominium, Carissa Park Condominium, Estella Gardens, The Gale, Azalea Park Condominium. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Avila Gardens a good buy?
Avila Gardens sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.