ASCENT @ 456 is a freehold development along BALESTIER ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 28 units and is TOP 2017.
This profile draws on 15 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 9 years from TOP, ASCENT @ 456 is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 12 (Toa Payoh / Balestier), the immediate context for ASCENT @ 456 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 15 sales and 70 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ASCENT @ 456 dashboard.
- Average sale price: $1,042,126 across 15 transactions
- Estimated gross rental yield: 3.8%
- District 12 PSF ranking: Above average (top 44%)
- Freehold tenure · RCR · D12 · 28 units
About ASCENT @ 456
ASCENT @ 456 is a freehold condominium, located at BALESTIER ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by QUEST HOMES PTE LTD, comprising 28 residential units, completed in 2017.
As a freehold property, ASCENT @ 456 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ASCENT @ 456:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 11 | $1,507 psf | $1,038,455 |
| 2 BR | 4 | $1,397 psf | $1,052,222 |
Sales Market Overview
ASCENT @ 456 has recorded 15 sale transactions with an average transaction price of $1,042,126, ranging from $945,000 to $1,160,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 3 | $1,403 psf | $966,667 | — |
| 2023 | 6 | $1,490 psf | $1,056,667 | ↑ 6.2% |
| 2024 | 3 | $1,521 psf | $1,077,963 | ↑ 2.1% |
| 2025 | 3 | $1,485 psf | $1,052,667 | ↓ 2.4% |
ASCENT @ 456 ranks in the top 44% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, ASCENT @ 456 trades 27.9% below the segment benchmark.
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Rental Market Overview
ASCENT @ 456 has recorded 70 rental transactions with monthly rents averaging $3,334/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 70 | $3,334/mo | $2,200/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $2,706/mo |
| 2022 | 20 | $3,115/mo |
| 2023 | 12 | $3,733/mo |
| 2024 | 14 | $3,500/mo |
| 2025 | 9 | $3,567/mo |
| 2026 | 6 | $3,467/mo |
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Investment Analysis
Based on average rents and sale prices, ASCENT @ 456 delivers an estimated gross rental yield of 3.8%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows ASCENT @ 456 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ASCENT @ 456
- Toa Payoh MRT
- Novena MRT
- Mount Pleasant MRT
- Beatty Secondary School
- CHIJ Secondary (Toa Payoh)
- School of Science and Technology
Nearby MRT Stations
ASCENT @ 456 is 700m from Toa Payoh MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Toa Payoh | NS19 | North-South Line | 700m |
| Novena | NS20 | North-South Line | 850m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 23 schools within 2 km of ASCENT @ 456, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 650m |
| CHIJ Secondary (Toa Payoh) | Secondary | 800m |
| School of Science and Technology | Jc | 820m |
| CHIJ Our Lady Queen of Peace | Primary | 870m |
| Balestier Hill Primary School | Primary | 1.1 km |
| New Town Primary School | Primary | 1.2 km |
| Pei Chun Public School | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.4 km |
| Manjusri Secondary School | Secondary | 1.4 km |
| First Toa Payoh Primary School | Primary | 1.5 km |
| De La Salle School | Primary | 1.5 km |
| Nexus International School | International | 1.6 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Toa Payoh is about 0.70km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 28 units, ASCENT @ 456 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Beatty Secondary School sits about 0.65km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 15 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: ASCENT @ 456 combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 15 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for ASCENT @ 456?
What is the rental yield for ASCENT @ 456?
Is ASCENT @ 456 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 15 transactions analysed
- Rental data: 70 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ASCENT @ 456
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 12 could add roughly 335 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing ASCENT @ 456 against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (330m away), an upgrader gap of about $150,000
- Toa Payoh — 4-room average $929,793 (560m away), an upgrader gap of about $100,000
- Central Area — 4-room average $1,088,814 (2 km away)