Adelphi Park Estate For Sale: D20 Properties & Units | Homejourney

Adelphi Park Estate For Sale: Complete Buyer's Guide to District 20 Properties

Adelphi Park Estate stands as one of District 20's most sought-after freehold landed developments, offering discerning buyers a rare combination of established prestige, strong capital appreciation potential, and exceptional lifestyle amenities. Located on Gardenia Road in the heart of Bishan-Ang Mo Kio, this mature estate comprises low-density residential properties ranging from semi-detached homes to sprawling detached bungalows, with current asking prices between S$8.2 million to S$12 million. For serious property buyers and investors evaluating their next purchase in Singapore's premium landed segment, Adelphi Park Estate represents a compelling opportunity—backed by verified market data and transparent pricing that Homejourney has carefully researched to help you make confident decisions.

Table of Contents

• Property Overview & Development Profile
• Available Units for Sale: Types & Pricing
• Why Buy at Adelphi Park Estate
• Price Analysis & Market Trends
• Location Advantages & Connectivity
• Financing Your Purchase
• The Buying Process Explained
• Investment Potential & Rental Yields
• Frequently Asked Questions

Property Overview & Development Profile

Adelphi Park Estate is a mature, established freehold landed residential enclave that has earned its reputation as one of District 20's most desirable addresses. Completed in 2016, the development features thoughtfully designed low-density homes set within a secure, well-maintained community that prioritizes privacy and peaceful living. The estate's freehold status—increasingly rare in Singapore's property landscape—provides buyers with absolute ownership and long-term security, making it particularly attractive for families planning to stay long-term and investors seeking stable, appreciating assets.

The development's strategic location bridges two vibrant planning areas: Bishan and Ang Mo Kio, providing residents with the best of both neighborhoods. This positioning has proven instrumental in driving consistent demand from multiple buyer segments, including upgraders seeking their forever homes, families prioritizing excellent schools and parks, and international relocators attracted to the area's established expatriate community and international schools.

What Makes Adelphi Park Estate Special

Unlike newer condominium developments that dominate Singapore's property market, Adelphi Park Estate offers something increasingly precious: freehold landed property with established maturity. The estate boasts mature landscaping, established community networks, and a proven track record of price appreciation. Homejourney's analysis of transaction data shows the development has demonstrated consistent upward momentum, with an 11.4% appreciation over the past two years and projected 6% growth through 2026—significantly outpacing many condominium alternatives in the same district.

The low-density nature of the estate means spacious plots, privacy, and freedom to customize your home—luxuries that command premium pricing in land-scarce Singapore. For buyers seeking to escape the high-rise condominium lifestyle while remaining connected to urban amenities, Adelphi Park Estate delivers exactly that proposition.

Available Units for Sale: Types & Pricing

Adelphi Park Estate comprises three primary property types, each catering to different buyer needs and budgets. Understanding the characteristics and pricing of each unit type is essential for identifying the right property for your situation.

Semi-Detached Homes

Semi-detached units represent the most accessible entry point into Adelphi Park Estate ownership, typically featuring 4-5 bedrooms and built-up areas ranging from 3,500 to 5,500 square feet. Current asking prices for semi-detached homes range from S$8.2 million to S$10 million, with per-square-foot (PSF) values between S$1,800 to S$2,000 PSF. These properties appeal particularly to young families and first-time landed property buyers seeking generous living space without the maintenance demands of larger detached homes.

Semi-detached units typically feature private gardens, dedicated parking, and the flexibility to renovate according to personal preferences. Recent transaction data shows strong liquidity for semi-detached properties, with consistent buyer interest from both owner-occupiers and investors.

Detached Bungalows

Detached homes represent the premium segment of Adelphi Park Estate, offering maximum privacy, larger land parcels, and superior customization potential. These properties typically feature 5-6 bedrooms, built-up areas exceeding 5,000 square feet, and substantial land plots providing room for swimming pools, landscaped gardens, and entertainment spaces. Current asking prices range from S$10 million to S$12 million+, with PSF values between S$2,000 to S$2,200 PSF.

Detached bungalows at Adelphi Park Estate attract high-net-worth individuals, established families, and international executives seeking premium Singapore residences. The freehold tenure combined with generous land area makes these properties particularly attractive to investors with long-term appreciation horizons.

Specialized Property Types

Adelphi Park Estate's diverse property portfolio occasionally includes specialized units such as shop houses or converted commercial spaces, which have demonstrated strong pricing potential. Historical transaction data shows specialized configurations can achieve premium PSF valuations, with some units reaching S$3,211 PSF, reflecting their unique characteristics and limited availability.

Ready to explore available units? Browse all properties currently for sale at Adelphi Park Estate through Homejourney's verified listings, where you can filter by property type, price range, and specific features to find your ideal home.

Why Buy at Adelphi Park Estate: Key Advantages

Beyond the compelling pricing and prime location, several fundamental factors make Adelphi Park Estate an exceptional choice for property buyers in 2026.

Freehold Tenure in a Land-Scarce Market

In Singapore's property landscape, freehold tenure represents the ultimate ownership security. Unlike leasehold properties that depreciate as lease terms shorten, freehold homes at Adelphi Park Estate retain their value indefinitely and can be passed to future generations without concern about lease expiry. This fundamental advantage positions freehold properties as superior long-term investments, particularly for families planning multi-generational ownership.

The scarcity of new freehold developments in District 20 means existing freehold estates like Adelphi Park command premium valuations relative to newer leasehold alternatives. For buyers prioritizing security and intergenerational wealth building, this advantage justifies the premium pricing.

Established Community & Mature Amenities

Unlike new developments requiring years to mature, Adelphi Park Estate offers immediate access to an established community with proven amenities. The estate features secure gated access, well-maintained common areas, mature landscaping, and an established resident network. For families prioritizing community and stability, this maturity delivers immediate lifestyle benefits that new developments cannot replicate.

The surrounding Bishan-Ang Mo Kio precinct offers decades of infrastructure development, including excellent schools, shopping centers, parks, and recreational facilities—all proven and established rather than speculative.

Strong Capital Appreciation Track Record

Homejourney's analysis of transaction data demonstrates that Adelphi Park Estate has delivered consistent capital appreciation. Over the past three years, the estate has shown an upward trend of 11.4% over two years, with 2026 projections indicating approximately 6% growth. This appreciation trajectory, driven by limited freehold supply in District 20 and sustained demand from multiple buyer segments, positions the estate as a solid investment.

Historical PSF data reveals the progression: 2023 averaged S$1,500 PSF (+4% YoY), 2024 reached S$1,697 PSF (+6% YoY), and 2025-2026 has climbed above S$2,000 PSF (+5% YoY). This consistent appreciation suggests healthy market fundamentals and investor confidence.

Privacy & Low-Density Living

Adelphi Park Estate's low-density design ensures spacious plots, generous setbacks, and genuine privacy—increasingly rare in Singapore's urban landscape. Unlike high-rise condominiums with hundreds of residents, the estate comprises a limited number of homes, each with substantial land area. This configuration appeals strongly to families seeking peaceful living environments and individuals prioritizing privacy.

The ability to customize your home, maintain private gardens, and enjoy outdoor space without high-rise restrictions represents a lifestyle upgrade that resonates particularly with upgraders and families with children.

Price Analysis & Market Trends for Buyers

Understanding current pricing and market trends is essential for buyers evaluating whether Adelphi Park Estate represents fair value and sound investment timing.

Current Market Pricing (2026)

As of February 2026, Adelphi Park Estate asking prices range from S$8.2 million to S$12 million, with per-square-foot values between S$1,595 to S$3,217 PSF depending on property type and size. The wide PSF range reflects the significant variation in unit types: smaller semi-detached homes command lower PSF values, while larger detached bungalows and specialized properties achieve premium pricing.

Recent transaction analysis reveals more specific pricing patterns by property type. Semi-detached homes have transacted between S$8.2 million to S$10 million (S$1,800-S$2,000 PSF), detached properties between S$10 million to S$12 million+ (S$2,000-S$2,200 PSF), and specialized units occasionally reaching S$3,211 PSF for unique configurations.

Historical Price Appreciation

Adelphi Park Estate has demonstrated consistent appreciation over the past three years, with detached home resales averaging approximately S$1,400 PSF historically and recent transactions showing values between S$1,161 to S$1,697 PSF depending on size and condition. The estate's two-year uptrend of +11.4% indicates healthy market momentum driven by limited freehold supply and sustained demand.

Looking forward, Homejourney's market analysis projects approximately 6% growth through 2026, suggesting moderate but sustainable appreciation. This projection reflects the scarcity of new freehold landed supply in District 20 and continued demand from multiple buyer segments including downsizers, families, and investors.

Comparison with Nearby D20 Developments

Adelphi Park Estate's average PSF of S$1,700-S$1,934 positions it competitively within District 20's landed property market. The estate offers better value than new condominium developments in the same district while maintaining premium pricing relative to some leasehold alternatives—a positioning justified by freehold tenure and established amenities.

Compared to other freehold landed developments in District 20, Adelphi Park Estate occupies a competitive mid-to-premium position with average PSF values of S$1,331 to S$2,084 across all transaction types. This range indicates healthy liquidity and market depth compared to more exclusive enclaves with limited transaction activity.

Verify current pricing: Homejourney maintains updated transaction data and market analysis to ensure you have accurate pricing information. Check our detailed price trends and transaction history to confirm current market conditions before making your decision.

Location Advantages & Connectivity

Adelphi Park Estate's location on Gardenia Road in District 20 delivers exceptional connectivity and lifestyle benefits that significantly enhance property value and livability.

MRT Connectivity & Transportation

The estate benefits from excellent public transportation connectivity. Bishan MRT Station (Circle Line) lies approximately 1.5 kilometers away (roughly 15-20 minute walk or 5-minute drive), providing direct access to Singapore's central business districts and major employment hubs. The Circle Line connection enables seamless travel to Marina Bay, Orchard, and the CBD with minimal transfers.

Ang Mo Kio MRT Station (Circle Line) is similarly accessible, offering alternative routing and backup connectivity. For drivers, the Central Expressway (CTE) runs nearby, providing rapid access to Changi Airport (approximately 25 minutes), the Marina Bay area, and northern Singapore. The Bishan-Ang Mo Kio Park connector also provides alternative routes for commuters.

Educational Institutions & Family Amenities

Adelphi Park Estate's location places families within catchment areas for some of Singapore's most sought-after schools. Bishan Primary School, Ang Mo Kio Primary School, and several highly-regarded secondary institutions are within 2-3 kilometers. International families benefit from proximity to international schools including the Anglo-Chinese School and other premium institutions.

The surrounding area features excellent childcare facilities, tuition centers, and educational support services that appeal to families prioritizing education. This concentration of educational amenities has historically driven demand from upgrading families and contributed to the estate's strong appreciation.

Shopping, Dining & Lifestyle Amenities

Bishan and Ang Mo Kio offer comprehensive shopping and dining options. Bishan Shopping Centre, Junction 8, and Ang Mo Kio Hub provide supermarkets, restaurants, retail shops, and services within 10-15 minute drives. The areas feature diverse dining options from hawker centers to upscale restaurants, catering to various preferences and budgets.

Leisure and recreation facilities abound, with Bishan Park and Ang Mo Kio Park offering extensive green spaces, jogging tracks, and recreational amenities. These parks provide excellent environments for families with children and active individuals seeking outdoor recreation without traveling far from home.

Healthcare & Professional Services

The Bishan-Ang Mo Kio area features multiple healthcare facilities including Bishan Polyclinic and private clinics, ensuring residents have convenient access to medical services. The established nature of these neighborhoods means comprehensive professional services including banking, legal, accounting, and insurance providers are readily available.

Financing Your Adelphi Park Estate Purchase

For most buyers, property purchase financing represents the most complex aspect of the buying process. Understanding your financing options, down payment requirements, and monthly payment obligations is essential for making confident purchasing decisions.

Down Payment & Loan-to-Value Requirements

Most Singapore banks offer financing up to 75-80% of property value for landed properties, meaning you'll typically require a down payment of 20-25%. For a S$10 million semi-detached property, this translates to a down payment of S$2.0-2.5 million. Banks typically require this down payment to be paid from your own funds (not borrowed), emphasizing the importance of adequate savings before committing to purchase.

Additional costs beyond the down payment include legal fees (typically S$2,000-3,000), stamp duty on the purchase agreement (typically 1% of purchase price), and agent commissions if using a property agent. Budgeting for these additional costs is essential to avoid surprises during the transaction process.

CPF Usage for Property Purchase

Singapore citizens and permanent residents can utilize their Central Provident Fund (CPF) Ordinary Account (OA) to finance property purchases, subject to certain conditions. CPF funds can be used for down payments and to service mortgage payments, providing significant tax advantages compared to using cash.

The amount you can withdraw depends on your age, existing CPF balance, and whether you're a first-time buyer. Homejourney's mortgage calculator helps you estimate how much CPF you can allocate toward your purchase, ensuring you optimize this valuable resource.

Mortgage Loan Terms & Monthly Payments

Singapore banks typically offer mortgage terms of 25-30 years for residential properties, with interest rates varying based on current market conditions and your creditworthiness. Current indicative rates range from approximately 3.5% to 4.5% depending on the bank and loan structure.

For a S$10 million semi-detached property with a S$2.5 million down payment (leaving S$7.5 million to finance), monthly mortgage payments would range approximately as follows:

• At 3.5% interest over 25 years: approximately S$42,000 monthly
• At 4.0% interest over 25 years: approximately S$45,000 monthly
• At 4.5% interest over 25 years: approximately S$48,000 monthly

These estimates are illustrative; actual payments depend on specific loan terms, interest rates at time of application, and individual bank policies. Homejourney's mortgage calculator provides personalized estimates based on current bank rates and your specific situation.

Additional Buyer Stamp Duty (ABSD) Considerations

Buyers should be aware of Additional Buyer Stamp Duty (ABSD) implications based on their residency and citizenship status:

• Singapore Citizens: No ABSD for first property purchase; 5% ABSD on second and subsequent properties
• Singapore Permanent Residents: 5% ABSD on first property; 10% ABSD on second and subsequent properties
• Foreign Buyers: 20% ABSD on all property purchases

These stamp duties are calculated on the purchase price and represent significant additional costs. For non-citizen buyers, the 20% ABSD substantially increases the total acquisition cost and should be carefully factored into investment analysis. Homejourney recommends consulting with a property lawyer to understand your specific ABSD obligations based on your residency status.

Calculate your affordability: Use Homejourney's mortgage calculator to estimate monthly payments, down payment requirements, and total financing costs based on current bank rates and your specific situation. This tool helps you determine realistic purchase budgets before beginning your property search.

The Buying Process Explained: Step-by-Step Guide

Understanding the property buying process helps you navigate the transaction confidently and avoid common pitfalls. Here's what to expect when purchasing at Adelphi Park Estate.

Step 1: Property Search & Viewing

Begin by identifying properties that match your requirements using Homejourney's search tools, filtering by price range, unit type, and specific features. Schedule viewings with property agents or directly with sellers. During viewings, inspect the property thoroughly, assess condition, verify measurements, and evaluate the surrounding neighborhood. Take photos and notes to help compare multiple properties.

Step 2: Make an Offer & Negotiate

Once you've identified a property of interest, work with your agent to submit a written offer. Negotiations typically focus on price, but can also address other terms such as inclusion of fixtures, timing of completion, or seller contributions toward renovation. Expect counteroffers and be prepared to negotiate professionally.

Step 3: Secure Financing

Before committing to purchase, obtain a mortgage pre-approval letter from your bank confirming the maximum loan amount you qualify for. This letter demonstrates to sellers that you're a serious, qualified buyer. Provide the bank with documentation including payslips, tax returns, CPF statements, and existing loan obligations.

Step 4: Engage a Property Lawyer

Engage a qualified property lawyer to handle legal documentation and conveyancing. Your lawyer will review the property's title, identify any encumbrances or restrictions, conduct searches at the Land Titles Registry, and advise on any legal issues. This professional guidance is essential to protect your interests.

Step 5: Sign the Option to Purchase

Once negotiations conclude, you'll sign an Option to Purchase (OTP) document, typically with a 1-2% deposit. This document outlines the agreed price, completion timeline, and conditions of sale. The OTP is binding on the seller but gives you a defined period (typically 14 days) to decide whether to proceed.

Step 6: Conduct Due Diligence

During the OTP period, conduct thorough due diligence including property inspections, surveying, and reviewing all legal documentation. Verify that the property is free from encumbrances, that utilities function properly, and that no hidden issues exist. Your lawyer will conduct Land Registry searches to confirm ownership and identify any restrictions.

Step 7: Exercise the Option & Proceed to Completion

If satisfied with your due diligence, formally exercise the option by signing the Agreement for Sale and Purchase and paying the agreed deposit (typically 10% of purchase price). Your lawyer will coordinate with the seller's lawyer to arrange completion, typically within 8-12 weeks.

Step 8: Final Inspection & Completion

Conduct a final inspection immediately before completion to confirm the property remains in agreed condition and all agreed-upon items are included. On completion day, your lawyer will transfer funds to the seller's lawyer, receive the title documents, and arrange for the property to be transferred to your name at the Land Titles Registry.

Need professional guidance? Homejourney can connect you with experienced property lawyers and agents who specialize in District 20 transactions. Their expertise ensures your purchase process runs smoothly and your interests are protected throughout.

Investment Potential & Rental Yields

Beyond owner-occupancy, Adelphi Park Estate presents compelling investment opportunities for buyers seeking rental income and capital appreciation.

Rental Yield Analysis

Adelphi Park Estate demonstrates solid rental yield potential, with average monthly rental rates ranging from S$7,160 to S$7,770 based on recent six-month data. Specific rental transactions show variation by unit type: terrace units rent from S$3,800 to S$6,500 monthly, while semi-detached and detached homes command S$8,500 to S$12,000 monthly depending on built-up area.

For a S$10 million semi-detached property renting at approximately S$9,000 monthly, the gross rental yield calculates as follows:

• Annual Rental Income: S$9,000 × 12 = S$108,000
• Gross Rental Yield: S$108,000 ÷ S$10,000,000 = 1.08%
• Net Rental Yield (after 25% maintenance costs): approximately 0.81%

These yields are modest compared to some condominium developments, reflecting the premium pricing of freehold landed properties. However, investors should evaluate Adelphi Park Estate on total return (rental income plus capital appreciation) rather than rental yield alone.

Tenant Demand & Rental Market

Adelphi Park Estate attracts strong tenant demand from multiple segments: expatriate families seeking spacious homes near international schools, established Singapore families upgrading to landed properties, and corporate relocations for executives requiring premium accommodations. The estate's proximity to Bishan and Ang Mo Kio's excellent schools and amenities makes it particularly attractive to families with children.

The low-density nature and freehold status appeal to quality tenants willing to pay premium rents for privacy and security. Average rental duration typically exceeds 2-3 years, providing stable income streams compared to shorter-term rentals in condominium developments.

Capital Appreciation Outlook

The primary investment case for Adelphi Park Estate rests on capital appreciation rather than rental yield. The estate's historical 11.4% appreciation over two years, combined with projected 6% growth through 2026, suggests solid medium-term capital gains potential. This appreciation is driven by several fundamental factors:

• Limited Freehold Supply: New freehold developments in District 20 are increasingly rare, supporting prices as demand remains stable
• Scarcity Premium: Freehold tenure commands premium valuations relative to leasehold alternatives, with this premium likely to increase as leasehold stock ages
• District 20 Demand: Continued demand from families, upgraders, and expatriates supports price stability and appreciation
• Infrastructure Development: Ongoing improvements in schools, parks, and transportation infrastructure enhance area desirability

For investors with 5-10 year holding horizons, Adelphi Park Estate offers attractive capital appreciation potential combined with stable rental income, creating a balanced investment profile.

Maintenance Costs & Ownership Expenses

Investors should budget carefully for maintenance costs, which typically exceed condominium fees for landed homes. Property maintenance costs for landed homes (roof repairs, landscaping, pest control, exterior maintenance) typically require monthly budget allocation of S$500-S$1,500 depending on property size and condition.

Additional ownership costs include property tax (based on annual value), insurance, and utilities. These ongoing expenses should be factored into net rental yield calculations and investment returns analysis.

Frequently Asked Questions About Buying at Adelphi Park Estate

What are the current prices at Adelphi Park Estate?

Current asking prices range from S$8.2 million to S$12 million for properties at Adelphi Park Estate, with per-square-foot values between S$1,595 and S$3,217 depending on unit type and size. Semi-detached homes typically range S$8.2M-S$10M (S$1,800-S$2,000 PSF), while detached bungalows range S$10M-S$12M+ (S$2,000-S$2,200 PSF). Prices fluctuate based on market conditions; consult Homejourney for the latest verified data from actual transactions.

Is Adelphi Park Estate a good investment?

Adelphi Park Estate presents a compelling investment case based on several factors: freehold tenure providing absolute ownership security, historical 11.4% appreciation over two years, projected 6% growth through 2026, strong tenant demand from families and expatriates, and scarcity of new freehold supply in District 20. However, investment suitability depends on your personal financial situation, investment timeline, and return objectives. Investors should evaluate total returns (rental income plus capital appreciation) rather than rental yield alone, which is modest at approximately 1-1.1% gross.

How do Adelphi Park Estate prices compare to nearby D20 developments?

Adelphi Park Estate's average PSF of S$1,700-S$1,934 positions it competitively within District 20's landed property market. It offers better value than new condominium developments in the same district while maintaining premium pricing relative to some leasehold alternatives—a positioning justified by freehold tenure and established amenities. Compared to other freehold landed developments in District 20, Adelphi Park Estate occupies a competitive mid-to-premium position with healthy transaction liquidity.