Happy Estate
Happy Estate is a freehold apartment in District 20 (Ang Mo Kio) that obtained TOP in 1984, with 106 units. Across 65 transactions on record, units have recently transacted around S$5.00M (S$1,276 psf, ~3,591 sqft). There are 3 units for sale from S$5.98M to S$9.38M.
What are the key facts about Happy Estate?
Happy Estate is a freehold apartment in District 20 (Ang Mo Kio) that obtained TOP in 1984, with 106 units.
- Tenure
- Freehold
- TOP / Completion
- 1984
- Developer
- —
- Total units
- 106
- Blocks
- —
- District / Area
- District 20 (Ang Mo Kio)
- Market segment
- RCR
- Median PSF
- S$1,276 psf
- Last transacted
- Feb 2026
- Remaining lease
- Freehold
What is the price and PSF at Happy Estate?
Units have recently transacted around S$5.00M (S$1,276 psf) (URA caveat data).
Recent median price
S$5.00M
recent · 65 sales on record
Median PSF
S$1,276 psf
recent transactions
Median rent (monthly)
—
0 rentals on record
Gross rental yield
—
indicative, gross
Source: URA caveat data, through Feb 2026.
What has recently sold at Happy Estate?
Happy Estate has 65 recorded sales; the most recent transacted at S$7,200,000 in Feb 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Feb 2026 | S$7,200,000 | 6,461 | S$1,114 psf |
| Dec 2025 | S$5,480,000 | 3,296 | S$1,663 psf |
| Oct 2025 | S$5,800,000 | 3,591 | S$1,615 psf |
| Feb 2025 | S$5,050,000 | 3,472 | S$1,454 psf |
| Sept 2024 | S$5,800,000 | 3,753 | S$1,545 psf |
| Sept 2023 | S$5,300,000 | 3,753 | S$1,412 psf |
| Mar 2023 | S$5,000,000 | 3,984 | S$1,255 psf |
| Aug 2022 | S$4,500,000 | 3,362 | S$1,339 psf |
| Dec 2020 | S$3,650,000 | 3,398 | S$1,074 psf |
| Oct 2020 | S$3,180,000 | 2,493 | S$1,276 psf |
| Feb 2020 | S$4,228,000 | 3,845 | S$1,100 psf |
| Jan 2020 | S$4,900,000 | 5,292 | S$926 psf |
65 sales and 0 rentals on record since Jan 1996. Source: URA.
Are prices at Happy Estate rising?
The median transacted PSF at Happy Estate has risen 297% over the past 19 years (2006–2025), from S$407 psf to S$1,615 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2025 | S$1,615 psf | S$5.48M | 3 | +28.7% |
| 2023 | S$1,255 psf | S$5.00M | 2 | +16.9% |
| 2020 | S$1,074 psf | S$3.65M | 4 | +13.5% |
| 2019 | S$946 psf | S$3.00M | 2 | -2.0% |
| 2017 | S$965 psf | S$3.60M | 3 | -4.7% |
| 2016 | S$1,013 psf | S$2.80M | 3 | -1.5% |
| 2012 | S$1,028 psf | S$3.86M | 3 | +39.3% |
| 2010 | S$738 psf | S$2.15M | 2 | -24.5% |
| 2007 | S$978 psf | S$1.88M | 14 | +140.3% |
| 2006 | S$407 psf | S$1.58M | 4 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Happy Estate?
6,419 CEA-registered agents closed at least one recorded deal in District 20 — where Happy Estate sits — in the last 12 months, across all property types.
Active agents · 12mo
6,419
District 20 · closed ≥1 deal
Deals on record
22,566
all-time · all property types
Source: CEA public transaction records, attributed to District 20across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Happy Estate?
Happy Estate has 3 units listed for sale, spanning 4–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 4-bedroom | 2 | S$5.98M–S$9.38M | — |
| 5-bedroom | 1 | S$6.68M–S$6.68M | — |
Where is Happy Estate and what's nearby?
Happy Estate is located in Ang Mo Kio, in the North-East Region of Singapore.
Happy Estate is a freehold apartment completed in 1984. The development has 106 residential units. It sits on a land area of 688 sqm.
HAPPY ESTATE is located at 10 Thomson Walk, Singapore 573978. It is part of District 20, Bishan / Ang Mo Kio, Ang Mo Kio. The project falls within the North-East Region and the RCR market segment.
The nearest rail connection is Lentor MRT, approximately 979m away, around 15 minutes on foot. Nearby amenities include COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Sembawang Hills Food Centre for food options, and Thomson Green Pg for greenery and recreation.
How far is Happy Estate from MRT and schools?
The nearest MRT/LRT to Happy Estate is Lentor MRT, about 979 m away (~15 min walk). 1 school is within 1 km.
Getting around
- Lentor MRT979 m · ~15 min
- Mayflower MRT986 m · ~15 min
Schools nearby
- Chij St. Nicholas Girls' SchoolMixed-level schoolwithin 1 km650 m
- Mayflower Secondary SchoolSecondary school1.2 km
- Yio Chu Kang Secondary SchoolSecondary school1.3 km
- Peirce Secondary SchoolSecondary school1.3 km
- Anderson Primary SchoolPrimary school1.4 km
- Ang Mo Kio Primary SchoolPrimary school1.4 km
- Mayflower Primary SchoolPrimary school1.4 km
- Presbyterian High SchoolSecondary school1.4 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What does it cost to own a unit at Happy Estate?
Buying a unit at Happy Estate (~S$5.00M) needs about S$36,601/mo in income and S$16,839/mo in repayments, after S$239,600 stamp duty and a S$1.25M downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$5.00M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$239,600
BSD, tiered
Downpayment (25%)
S$1.25M
cash + CPF
Monthly instalment
S$16,839/mo
30y @ 3.5%
Income required
S$36,601/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Happy Estate? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Happy Estate's own transactions.
PropKakiRecent units at Happy Estate sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Happy Estate
How much does a unit at Happy Estate cost?⌄
Units at Happy Estate have recently transacted around S$5.00M (S$1,276 psf), from 65 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Happy Estate?⌄
For a unit around S$5.00M as a first home, you'd need roughly S$36,601/mo in income (assessed at the stress-test rate), with repayments near S$16,839/mo after a S$1.25M (25%) downpayment and S$239,600 Buyer's Stamp Duty.
Are prices at Happy Estate going up?⌄
The median transacted PSF at Happy Estate has risen about 297% between 2006 and 2025, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Happy Estate freehold or leasehold?⌄
Happy Estate is freehold — ownership does not expire.
When was Happy Estate built and who developed it?⌄
Happy Estate obtained TOP in 1984, with 106 units.
How many units are for sale at Happy Estate?⌄
There are 3 units for sale at Happy Estate, from S$5.98M to S$9.38M.
What is the nearest MRT to Happy Estate?⌄
The nearest MRT/LRT station to Happy Estate is Lentor MRT, about 979 m away (~15 min walk).
Are there schools near Happy Estate?⌄
1 school is within 1 km of Happy Estate, including Chij St. Nicholas Girls' School.