Happy Estate
Happy Estate is a freehold apartment in District 20 (Ang Mo Kio), 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 7 units for sale from S$5.98M to S$9.38M.
| Tenure | Freehold |
|---|---|
| Units | 106 |
| District and area | District 20 · Ang Mo Kio · RCR |
| Nearest MRT | Lentor MRT, 979 m (~15 min walk) |
| Latest median psf | S$1,276 psf, last 12 URA caveats to Feb 2026 |
What's for sale and for rent at Happy Estate?
Happy Estate has 7 units listed for sale, asking S$5.98M to S$9.38M (median S$1,778 psf), and 0 units for rent.
For sale
7 listings
S$5.98M – S$9.38M
For rent
0 listings
no asking rents
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 4-bedroom | 4 | S$5.98M–S$9.38M | S$2,345 psf |
| 5-bedroom | 3 | S$6.68M–S$8.00M | S$1,778 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Happy Estate?
Floor plans for Happy Estate aren't in PropKaki's library yet. Across 65 URA caveats, units range from 1,292 sqft to 7,399 sqft, and the middle half are 2,493 sqft to 3,888 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 4-bedroom | 2,277 sqft to 4,000 sqft | S$5.98M · S$2,345 psf |
| 5-bedroom | 4,500 sqft to 5,132 sqft | S$6.68M · S$1,778 psf |
Check the Floor Plan Finder for Happy Estate →
Unit sizes from URA caveats. Listed sizes from current property listings.
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
Units currently for sale are asking a median of S$1,778 psf — about 39% above the most recent transacted PSF.
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.
Is Happy Estate a good investment?
Of 18 units at Happy Estate that were bought and later resold (bought from 1996, resold up to 2024), 94% sold for more than they were bought for, with a median gain of 27% over a median 3.9-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 39% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
94%
of 18 resales here
Median gain
27%
gross, before costs
Median hold
3.9 years
bought to resold
Every unit at Happy Estate with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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
How many property agents are active around Happy Estate?
6,420 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
6,420
District 20 · closed ≥1 deal
Deals on record
22,636
all-time · all property types
Source: CEA public transaction records, attributed to District 20 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
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
Is Happy Estate freehold?⌄
Yes. Happy Estate is freehold, so ownership does not run out.
Is Happy Estate a good investment?⌄
Of 18 units at Happy Estate that were bought and later resold (bought from 1996, resold up to 2024), 94% sold for more than they were bought for, with a median gain of 27% over a median 3.9-year hold (URA caveats, before stamp duty, agent fees and interest). Units listed now ask about 39% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Happy Estate an EC?⌄
No. Happy Estate is a private apartment development, not an executive condominium (EC).
What is the price of a condo at Happy Estate?⌄
Units at Happy Estate have recently sold for around S$5.00M (S$1,276 psf), the median of the last 12 URA caveats to Feb 2026. The price depends on size, floor and facing. 7 units are listed for sale from S$5.98M to S$9.38M.
Where is Happy Estate located?⌄
Happy Estate is at 10 Thomson Walk, Singapore 573978, in Ang Mo Kio (District 20). The nearest MRT station is Lentor MRT, about 979 m away.
How many units are there in Happy Estate?⌄
Happy Estate has 106 units.
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 price per square foot at Happy Estate has risen about 297% between 2006 and 2025, based on URA caveats. The year-by-year figures are in the price-trend table above.