ATELIER VILLAS is a freehold development along YIO CHU KANG DRIVE in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises 36 units and is TOP 2008.
This profile draws on 7 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 18 years from TOP, ATELIER VILLAS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 26 (Mandai / Upper Thomson), the immediate context for ATELIER VILLAS 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 7 sales and 8 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ATELIER VILLAS dashboard.
- Average sale price: $2,935,429 across 7 transactions
- Estimated gross rental yield: 2.4%
- District 26 PSF ranking: Value tier (top 91%)
- Freehold tenure · OCR · D26 · 36 units
About ATELIER VILLAS
ATELIER VILLAS is a freehold condominium, located at YIO CHU KANG DRIVE in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by NOVELTY PTE LTD, comprising 36 residential units, completed in 2008.
As a freehold property, ATELIER VILLAS does not face lease decay concerns.
Sales Market Overview
ATELIER VILLAS has recorded 7 sale transactions with an average transaction price of $2,935,429, ranging from $2,400,000 to $3,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $766 psf | $2,400,000 | — |
| 2023 | 3 | $954 psf | $2,912,667 | ↑ 24.5% |
| 2024 | 2 | $974 psf | $3,130,000 | ↑ 2.1% |
| 2025 | 1 | $975 psf | $3,150,000 | ↑ 0.2% |
ATELIER VILLAS ranks in the top 91% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, ATELIER VILLAS trades 39.6% below the segment benchmark.
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Rental Market Overview
ATELIER VILLAS has recorded 8 rental transactions with monthly rents averaging $5,825/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 8 | $5,825/mo | $4,100/mo | $7,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $4,300/mo |
| 2023 | 2 | $6,900/mo |
| 2026 | 4 | $6,050/mo |
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Investment Analysis
Based on average rents and sale prices, ATELIER VILLAS delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows ATELIER VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ATELIER VILLAS
- Lentor MRT
- Mayflower MRT
- Yio Chu Kang MRT
- Singapore American School
- Mayflower Primary School
- Ang Mo Kio Secondary School
Nearby MRT Stations
ATELIER VILLAS is 440m from Lentor MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lentor | TE5 | Thomson-East Coast Line | 440m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.3 km |
| Yio Chu Kang | NS15 | North-South Line | 1.3 km |
Nearby Schools
There are 11 schools within 2 km of ATELIER VILLAS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 700m |
| Mayflower Primary School | Primary | 1.0 km |
| Ang Mo Kio Secondary School | Secondary | 1.3 km |
| Jing Shan Primary School | Primary | 1.3 km |
| Ang Mo Kio Primary School | Primary | 1.3 km |
| Peirce Secondary School | Secondary | 1.4 km |
| Yio Chu Kang Primary School | Primary | 1.4 km |
| Yio Chu Kang Secondary School | Secondary | 1.4 km |
| Chong Boon Secondary School | Secondary | 1.8 km |
| Nanyang Polytechnic | Tertiary | 1.8 km |
| Institute of Technical Education (College Central) | Tertiary | 1.9 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.
Genuine walk-to-MRT access. Lentor sits about 0.44km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 36 units, ATELIER VILLAS 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. Singapore American School sits about 0.70km 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 7 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: ATELIER VILLAS 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. 7 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 ATELIER VILLAS?
What is the rental yield for ATELIER VILLAS?
Is ATELIER VILLAS 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: 7 transactions analysed
- Rental data: 8 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 ATELIER VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,205 condo transactions recorded in District 26 over the last 12 months, 83% new sale, 13% resale, 3% sub 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 26 could add roughly 175 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 |
|---|---|---|---|---|
| Lentor Gardens | — | ~175 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing ATELIER VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (270m away), an upgrader gap of about $2,200,000