BARKER VILLE is a freehold development along BARKER ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 8 units and is TOP 2010.
This profile draws on 2 recorded transactions from URA REALIS 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 16 years from TOP, BARKER VILLE 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 11 (Newton / Novena), the immediate context for BARKER VILLE 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 2 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BARKER VILLE dashboard.
- Average sale price: $3,385,000 across 2 transactions
- Estimated gross rental yield: 2.0%
- District 11 PSF ranking: Value tier (top 97%)
- Freehold tenure · CCR · D11 · 8 units
About BARKER VILLE
BARKER VILLE is a freehold condominium, located at BARKER ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by STARLUCK SLN DEVELOPMENT PTE LTD, comprising 8 residential units, completed in 2010.
As a freehold property, BARKER VILLE does not face lease decay concerns.
Sales Market Overview
BARKER VILLE has recorded 2 sale transactions with an average transaction price of $3,385,000, ranging from $3,350,000 to $3,420,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $924 psf | $3,350,000 | — |
| 2024 | 1 | $885 psf | $3,420,000 | ↓ 4.2% |
BARKER VILLE ranks in the top 97% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, BARKER VILLE trades 63.1% below the segment benchmark.
Loading chart data...
Rental Market Overview
BARKER VILLE has recorded 2 rental transactions with monthly rents averaging $5,625/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $5,625/mo | $5,500/mo | $5,750/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $5,625/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, BARKER VILLE delivers an estimated gross rental yield of 2.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows BARKER VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BARKER VILLE
- Newton MRT
- Newton MRT
- Novena MRT
- Mount Pleasant MRT
- Stevens MRT
- Singapore Chinese Girls'
- Anglo-Chinese School (Primary)
- St. Joseph'
Nearby MRT Stations
BARKER VILLE is 660m from Newton MRT (North-South Line), with 6 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of BARKER VILLE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 350m |
| Anglo-Chinese School (Primary) | Primary | 440m |
| St. Joseph's Institution | Secondary | 490m |
| St. Margaret's Primary School | Primary | 1.1 km |
| New Town Primary School | Primary | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.4 km |
| ISS International School (Preston) | International | 1.4 km |
| ISS International School (Paterson) | International | 1.5 km |
| ACS (Junior) | Primary | 1.7 km |
| Chatsworth International School (Orchard) | International | 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.
Walking-distance MRT. Newton is about 0.66km — 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 8 units, BARKER VILLE 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 Chinese Girls' School (Primary) sits about 0.35km 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 2 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BARKER VILLE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 BARKER VILLE?
What is the rental yield for BARKER VILLE?
Is BARKER VILLE freehold or leasehold?
How far is the nearest MRT from BARKER VILLE?
What is the tenure of BARKER VILLE?
How does BARKER VILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BARKER VILLE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 2 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 BARKER VILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.