Miramar Gardens District 19: Complete Buyer & Investor Guide

Miramar Gardens is a rare 999-year leasehold landed enclave located at Jalan Naung in District 19 (Serangoon/Hougang), offering spacious 2-storey corner terrace homes ideal for multi-generational families and savvy investors seeking low-density living near excellent MRT connectivity.

This comprehensive guide by Homejourney covers everything you need to know about this distinctive D19 development—from unit specifications and facilities to location advantages, pricing, and investment potential. Whether you're a first-time buyer, upgrader, or investor, this resource will help you make an informed decision about Miramar Gardens.

Project Overview & Development Details

What Is Miramar Gardens?

Miramar Gardens is a low-density landed residential enclave situated on Jalan Naung, one of District 19's most sought-after addresses. This 3-storey mixed-landed development features 2-storey corner terrace homes with generous yard spaces, positioned as an alternative to high-rise condo living for families prioritizing privacy, space, and customization potential.

The development's defining characteristic is its 999-year leasehold tenure, which provides virtual permanence—a significant advantage over shorter leases. This tenure structure, combined with the landed property classification, makes Miramar Gardens particularly attractive to long-term owner-occupiers and investors seeking stable, appreciating assets.

Location & District Context

Located in District 19, Miramar Gardens sits at the intersection of Serangoon and Hougang—two of Singapore's most vibrant and family-friendly neighborhoods. District 19 encompasses Hougang, Punggol, and Sengkang, representing one of Singapore's fastest-growing residential zones with excellent infrastructure and community amenities.

The Jalan Naung address places residents within walking distance of Hougang's commercial hub while maintaining the peaceful, low-rise character that distinguishes landed enclaves from high-density developments. This balance between convenience and tranquility is a key value proposition for Miramar Gardens buyers.

Development Characteristics

The enclave is designed with wide internal roads, abundant greenery, and low-density zoning that preserves the neighborhood character. Unlike high-rise condominiums with shared common areas, Miramar Gardens emphasizes private outdoor spaces—each unit features extensive yard areas suitable for gardens, BBQs, and recreational activities.

The development's gated nature provides inherent security while the low-rise configuration creates a close-knit community atmosphere. Residents benefit from ample parking (2 cars per unit), wide roads facilitating easy vehicle access, and the flexibility to personalize their outdoor spaces according to individual preferences.

Unit Types & Floor Plans

Standard 4-Bedroom Corner Terrace

The flagship unit type at Miramar Gardens is the 4-bedroom, 3-bathroom corner terrace, designed specifically for families seeking substantial living space. Each unit sits on a 2,645 sqft plot with approximately 3,400 sqft of built-up area, providing a generous floor-to-land ratio that enables flexible interior layouts and significant outdoor living potential.

Main Level Layout: The ground floor features a wide 2-car porch opening into a bright living room with large windows and sliding doors that seamlessly connect to a wrap-around yard—ideal for alfresco dining, entertaining, or outdoor recreation. The dry kitchen incorporates modern conveniences like an induction island, while the Jack-and-Jill bathroom serves multiple bedrooms efficiently. A versatile granny room or guest bedroom provides flexibility for multi-generational living, with potential helper's space at the rear featuring planters and options for home gym setups.

Upper Level: A family lounge connects three bedrooms, including a generously proportioned master suite with L-shaped windows offering abundant natural light and space for walk-in wardrobes. Two additional common bedrooms provide flexibility for children, guests, or home offices. Refreshed bathrooms with modern fixtures and under-stair storage optimize daily living convenience.

Unit Specifications Summary

Smaller Unit Variants

While the 4-bedroom is the primary offering, smaller 3-bedroom terraces (approximately 1,759 sqft) exist within the enclave, primarily available for rental purposes. These units maintain the same quality standards and location advantages while offering a more compact footprint suitable for smaller families or investors seeking rental income from professional tenants.

Rebuild & Expansion Potential

A distinctive advantage of Miramar Gardens is the significant rebuild potential. URA zoning permits structures up to 5-storey heights with maximum heights of 15.5 meters, enabling future expansion to 5-6 bedrooms and approximately 5,000 sqft of built-up area. This flexibility appeals to long-term owners planning multi-generational expansions or investors seeking future value enhancement through strategic renovations.

Facilities & Amenities

Private vs. Shared Amenities Philosophy

Unlike high-rise condominiums with extensive shared facilities, Miramar Gardens embraces a private amenities model where each unit's generous yard space serves as the primary recreational area. This approach prioritizes individual customization and privacy over shared pools and gyms, making it ideal for families who value autonomy in their living environment.

Development-Wide Features

The enclave provides several community-enhancing features that distinguish it from isolated landed properties. Wide internal roads facilitate easy vehicle access and emergency services, while abundant greenery creates a park-like atmosphere. The gated, low-density configuration provides inherent security without requiring 24-hour guard posts, appealing to residents seeking safety through design rather than surveillance infrastructure.

Private Yard Customization

Each unit's wrap-around yard (typically 500+ sqft) offers exceptional customization potential. Residents frequently add zip-track canopies for weather protection during outdoor workouts—a particularly practical feature in Singapore's humid tropical climate. Yards accommodate private BBQ setups, landscaped gardens, children's play areas, and home gym installations, enabling families to create personalized outdoor living spaces without shared facility constraints.

Maintenance & Support Services

Homejourney recommends engaging professional maintenance services to preserve property conditions in Singapore's tropical environment. Air conditioning systems require regular servicing to maintain efficiency and indoor air quality—Aircon Services ">professional aircon services ensure year-round comfort in the humid climate. Property owners should budget for regular maintenance of outdoor areas, including landscaping, drainage systems, and structural elements.

Location & Accessibility

MRT Connectivity & Public Transport

Miramar Gardens' most compelling advantage is its exceptional public transport connectivity. Hougang MRT Station (NE14) is just a 2-minute walk away, providing direct access to the North-East Line serving central Singapore. This proximity transforms the development into a highly accessible location despite its peaceful, low-density character.

Additional MRT options enhance flexibility: Kovan MRT (NE13) and Buangkok MRT (NE15) are nearby, providing alternative routes and redundancy. The North-East Line connects directly to Orchard, City Hall, and Marina Bay areas, making the CBD accessible within 20-25 minutes—significantly faster than many suburban developments.

Future MRT Enhancement: The upcoming Cross Island Line (CRL) will transform Hougang into a major interchange by 2030, positioning Miramar Gardens to benefit from enhanced connectivity and potential property value appreciation. This infrastructure investment signals long-term strategic importance for the Hougang area.

Expressway Access & Driving Connectivity

For vehicle owners, Miramar Gardens provides swift access to Singapore's major expressway network. The Kallang-Paya Lebar Expressway (KPE) and Tampines Expressway (TPE) are minutes away, enabling rapid transit to other districts. The East Coast Parkway (ECP) connection facilitates coastal access and eastern Singapore travel.

This multi-modal connectivity—combining excellent MRT access with expressway convenience—makes Miramar Gardens ideal for households with mixed transportation preferences. Families can rely on public transport for daily commutes while maintaining vehicle flexibility for weekend activities and longer journeys.

District 19 Strategic Position

District 19's strategic location in Singapore's northeastern quadrant positions it as a growth corridor. The district encompasses Hougang, Punggol, and Sengkang—three neighborhoods experiencing significant infrastructure investment and population growth. Miramar Gardens benefits from this district-wide development momentum while maintaining its distinctive low-density character.

Nearby Amenities & Lifestyle

Shopping & Dining

Residents enjoy excellent shopping convenience within walking distance. Hougang Mall (5-minute walk) offers comprehensive retail, dining, and entertainment options including supermarkets, fashion retailers, and food courts. Heartland Mall (also 5-minute walk) provides additional shopping variety and dining establishments.

Hougang Central serves as the neighborhood's primary dining hub, featuring hawker stalls offering authentic local cuisine at affordable prices. Multiple convenience stores (24-hour minimarts, provision shops) within the surrounding HDB estates ensure daily necessities are always accessible. This combination of modern shopping malls and traditional hawker culture provides lifestyle flexibility appealing to diverse family preferences.

Educational Institutions

Families with school-age children benefit from multiple top-performing schools within 1km radius. Holy Innocents' Primary School is nearby, consistently ranking among Singapore's leading primary institutions. The proximity to quality educational options is a significant factor for families prioritizing academic excellence and reducing commute times for school runs.

Secondary schools in the broader Hougang/Serangoon area provide continuity for students progressing through the education system. The concentration of quality schools in District 19 makes it particularly attractive for young families planning long-term residential stability.

Parks & Recreation

Serangoon Park Connector offers excellent jogging and cycling pathways, connecting to Singapore's extensive park connector network. Punggol Park provides family-friendly recreational spaces with playgrounds and green areas. ActiveSG Hougang Sports Centre offers subsidized sports facilities including swimming pools, badminton courts, and fitness amenities—providing affordable recreational options for all ages.

The Midtown shopping complex (0.7km away) offers additional dining and entertainment options. This combination of parks, sports facilities, and recreational spaces creates a lifestyle environment supporting active, healthy living for families of all compositions.

Healthcare & Essential Services

Multiple clinics and medical facilities serve the Hougang area, ensuring healthcare accessibility. Pharmacies and dental clinics are conveniently located near shopping malls. The proximity to essential services, combined with excellent public transport, makes Miramar Gardens suitable for families with varying healthcare needs.

Pricing & Market Analysis

Current Market Pricing

Disclaimer: Property prices fluctuate regularly based on market conditions, transaction volumes, and economic factors. The following analysis represents market data as of February 2026 and should be verified with current listings and professional agents.

Miramar Gardens units are priced at approximately $2,155 PSF, translating to roughly $5.7 million for standard 4-bedroom corner terraces. This pricing reflects the property's premium positioning within District 19—higher than HDB resale prices but competitive with other 999-year leasehold landed developments offering comparable space and location advantages.

Price Positioning & Comparatives

The $2,155 PSF valuation positions Miramar Gardens as a mid-to-premium landed property within District 19. This pricing reflects several value drivers: 999-year leasehold tenure, proximity to Hougang MRT, spacious layouts (3,400 sqft built-up), generous yard spaces, and the development's low-density character. Compared to high-rise condominiums in the same district, Miramar Gardens offers significantly more space at comparable price points.

Smaller 3-bedroom units (approximately 1,759 sqft) command lower absolute prices while maintaining similar PSF valuations, making them attractive for investors seeking rental income or downsizers prioritizing maintenance efficiency.

Rental Yield & Income Potential

Miramar Gardens demonstrates solid rental potential, with estimated rental yields of approximately 2.3% annually. This yield reflects strong demand from families seeking spacious landed accommodation near excellent MRT connectivity. The development's proximity to Hougang MRT attracts tenants valuing public transport convenience, while the spacious layouts appeal to multi-generational families unable to find comparable space in high-rise developments.

Investment-focused buyers should note that rental demand remains robust for landed properties in District 19, particularly those offering family-friendly layouts and proximity to schools and transport. However, 2.3% yield should be evaluated against capital appreciation potential and personal investment objectives.

Financing & Mortgage Considerations

For buyer financing, Bank Rates ">current mortgage rates and bank financing options should be reviewed to understand monthly payment obligations. Most banks offer 80-90% loan-to-value (LTV) financing for landed properties, though terms may be more conservative than for high-rise condominiums due to perceived liquidity differences.

Prospective buyers should use mortgage calculators to evaluate affordability before committing to purchase. The substantial property value requires careful financial planning to ensure monthly payments align with household budgets and investment objectives.

Pros, Cons & Who It's For

Key Advantages

• Spacious Layouts: 3,400+ sqft built-up area provides substantially more space than high-rise condominiums, accommodating large families and multi-generational living arrangements.
• Private Outdoor Space: Generous wrap-around yards enable personalized landscaping, BBQ facilities, children's play areas, and home gym installations without shared facility constraints.
• 999-Year Leasehold: Virtual perpetual tenure provides security and stability for long-term ownership and inheritance planning.
• Excellent MRT Connectivity: 2-minute walk to Hougang MRT (NE14) with future Cross Island Line enhancement by 2030.
• Multi-Generational Friendly: Granny rooms, flexible layouts, and spacious designs accommodate extended family living arrangements.
• Low-Density Living: Peaceful, tree-lined environment with wide roads and minimal noise compared to high-rise developments.
• Rebuild Potential: URA zoning permits expansion to 5-6 bedrooms and 5,000 sqft, enabling future value enhancement.
• Family-Oriented Neighborhood: Proximity to quality schools, parks, sports facilities, and family-friendly amenities.

Potential Considerations

• Limited Shared Facilities: Unlike high-rise condominiums, no communal pools, gyms, or clubhouses—residents must create their own recreational facilities.
• Maintenance Responsibility: Owners are responsible for yard maintenance, landscaping, and all structural upkeep—higher maintenance burden than condo living.
• Older Development: Depending on purchase timing, units may require renovations to modernize finishes and systems.
• Parking Limitations: 2-car parking may be insufficient for households with multiple vehicles or frequent guests.
• Land Lease Considerations: While 999-year leasehold is substantial, it remains finite—future generations should be aware of eventual lease expiration (though this is centuries away).
• Property Tax & Maintenance Costs: Annual property tax and maintenance expenses (landscaping, aircon servicing, structural repairs) can be substantial for large properties.

Who Should Consider Miramar Gardens?

Ideal Buyers:

• Large families (5+ members) requiring substantial living space
• Multi-generational households planning extended family living
• Professionals prioritizing privacy and outdoor space over shared amenities
• Families with children valuing proximity to quality schools and parks
• Investors seeking rental income from family-oriented tenants
• Buyers planning long-term ownership (10+ years) to justify maintenance investments
• Individuals with gardening interests or outdoor lifestyle preferences

Less Suitable For:

• Buyers seeking low-maintenance, condo-style living with shared facilities
• Young professionals prioritizing convenience over space
• Investors seeking high rental yields (2.3% is moderate, not exceptional)
• Buyers uncomfortable with property maintenance responsibilities
• Individuals requiring extensive shared amenities (pools, gyms, clubhouses)

Investment Potential & Future Growth

Capital Appreciation Outlook

Miramar Gardens' investment potential is supported by several structural factors. District 19's designation as a growth corridor with significant infrastructure investment suggests long-term appreciation potential. The upcoming Cross Island Line (CRL) by 2030 will transform Hougang into a major interchange, potentially driving property value appreciation for developments with excellent MRT connectivity like Miramar Gardens.

The 999-year leasehold tenure provides security that supports capital appreciation, as investors and owner-occupiers value the perpetual nature of the lease. Compared to shorter-lease properties facing eventual lease decay, Miramar Gardens' tenure structure should support stable, long-term value retention.

Market Liquidity & Resale Potential

Landed properties generally experience lower transaction volumes than high-rise condominiums, which can impact resale speed. However, Miramar Gardens' exceptional location (2-minute MRT walk) and spacious layouts create strong demand from both owner-occupiers and investors. The development's proximity to quality schools and family amenities enhances appeal to the core demographic—young families seeking permanent residential solutions.

Resale potential is strengthened by the property's distinctive characteristics: spacious layouts unavailable in high-rise developments, private outdoor space, and excellent transport connectivity. These attributes appeal to a broad buyer demographic, supporting liquidity compared to more specialized landed properties.

Future District Development

Several planned developments suggest continued growth momentum in District 19. The Cross Island Line's 2030 completion will create an integrated transport hub in Hougang, with associated mixed-use development including retail spaces and improved bus interchange facilities. This infrastructure investment typically drives property value appreciation for nearby residential developments.

Punggol's continued expansion as a residential and commercial hub, combined with Serangoon's established community infrastructure, positions District 19 as a sustained growth area. Properties with excellent connectivity to planned transport hubs, like Miramar Gardens, should benefit from this long-term development trajectory.

Rental Demand Dynamics

The 2.3% rental yield reflects steady demand from families seeking spacious landed accommodation. Demand drivers include: proximity to quality schools, MRT connectivity, family-friendly amenities, and the scarcity of comparable space in high-rise developments. This demand base should remain stable, supporting consistent rental income for investor-owners.

However, investors should recognize that landed property rental yields are typically lower than high-rise condominiums, reflecting the larger capital investment required and lower transaction volumes. Investment returns should be evaluated over 10+ year horizons to justify the substantial capital commitment.

Frequently Asked Questions

Is Miramar Gardens a good investment?

Miramar Gardens can be a solid investment for buyers with a 10+ year investment horizon, seeking capital appreciation in a growth district with excellent MRT connectivity. The 2.3% rental yield is moderate but stable, supported by strong family-oriented tenant demand. However, investors should carefully evaluate maintenance costs, property taxes, and personal investment objectives before committing to the substantial capital requirement. Homejourney recommends consulting with financial advisors to ensure investment alignment with personal goals.

What is the difference between Miramar Gardens and high-rise condominiums?

The primary differences are: (1) Space—Miramar Gardens offers 3,400+ sqft vs. typical 1,200-1,800 sqft condos; (2) Outdoor space—private yards vs. shared facilities; (3) Maintenance—owner-responsible vs. managed by condo; (4) Amenities—private customization vs. shared pools/gyms; (5) Density—low-rise peaceful vs. high-rise urban. Choose based on lifestyle preferences and maintenance comfort levels.

How far is Miramar Gardens from the CBD?

Approximately 20-25 minutes via Hougang MRT (NE14) to City Hall or Marina Bay stations. This commute time is competitive with many suburban developments, making it suitable for professionals working in central Singapore.

What is the property tax for Miramar Gardens?

Property tax rates are determined by the Inland Revenue Authority of Singapore (IRAS) based on annual values. For a $5.7 million property, annual tax would typically range from $15,000-$25,000 depending on assessed annual value. Buyers should verify exact amounts with IRAS or professional agents.

Can I renovate or expand my unit at Miramar Gardens?

Yes, with URA approval. The zoning permits expansion up to 5-storey heights and 15.5 meters, enabling 5-6 bedroom expansions. Renovations require HDB/URA permits. Consult professional architects and contractors before planning major modifications.

What are the maintenance costs for Miramar Gardens?

Annual maintenance typically includes: landscaping ($2,000-$5,000), aircon servicing ($500-$1,500), structural repairs (variable), and property tax ($15,000-$25,000). Budgeting $30,000-$40,000 annually for comprehensive maintenance is prudent for long-term ownership planning.

Is the 999-year leasehold equivalent to freehold?

Practically yes, for most purposes. 999 years extends beyond any reasonable planning horizon (approximately 27 generations). However, technically it remains a lease, not absolute ownership. The distinction has minimal practical impact for current and near-future owners but should be considered for estate planning purposes.

How does the Cross Island Line affect Miramar Gardens?

The Cross Island Line (CRL), completing by 2030, will transform Hougang into a major interchange connecting to multiple lines. This infrastructure enhancement should drive property value appreciation for nearby developments like Miramar Gardens, which already benefits from Hougang MRT proximity.

What schools are near Miramar Gardens?

Holy Innocents' Primary School is the nearest top-performing institution (within 1km). Multiple secondary schools serve the broader Hougang/Serangoon area. Use official school locators to identify specific schools aligned with your children's needs.

What is the rental demand for Miramar Gardens?

Strong, with 2.3% estimated yields. Demand comes from families seeking spacious landed accommodation near MRT stations and schools. Rental properties typically attract 2-3 year leases from stable, professional tenants valuing space and location.

How do I search for available units at Miramar Gardens?

Property Search ">Browse available Miramar Gardens units on Homejourney