GLOBAL VILLE is a freehold development along JALAN RAJA UDANG in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2000.
This profile draws on 12 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 12 (Toa Payoh / Balestier), the immediate context for GLOBAL 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 12 sales and 57 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GLOBAL VILLE dashboard.
- Average sale price: $1,311,667 across 12 transactions
- Estimated gross rental yield: 3.3%
- District 12 PSF ranking: Mid-range (top 60%)
- Freehold tenure · RCR · D12 · 48 units
About GLOBAL VILLE
GLOBAL VILLE is a freehold condominium, located at JALAN RAJA UDANG in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), comprising 48 residential units, completed in 2000.
As a freehold property, GLOBAL VILLE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GLOBAL VILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,430 psf | $970,000 |
| 2 BR | 8 | $1,396 psf | $1,256,500 |
| 3 BR | 3 | $1,325 psf | $1,572,667 |
Sales Market Overview
GLOBAL VILLE has recorded 12 sale transactions with an average transaction price of $1,311,667, ranging from $970,000 to $1,668,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,261 psf | $1,130,667 | — |
| 2022 | 1 | $1,180 psf | $1,410,000 | ↓ 6.4% |
| 2023 | 2 | $1,404 psf | $1,459,000 | ↑ 19.0% |
| 2024 | 4 | $1,438 psf | $1,397,500 | ↑ 2.5% |
| 2025 | 1 | $1,430 psf | $970,000 | ↓ 0.6% |
| 2026 | 1 | $1,615 psf | $1,460,000 | ↑ 12.9% |
GLOBAL VILLE ranks in the top 60% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, GLOBAL VILLE trades 32.5% below the segment benchmark.
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Rental Market Overview
GLOBAL VILLE has recorded 57 rental transactions with monthly rents averaging $3,573/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 3 | $2,633/mo | $2,200/mo | $3,000/mo |
| 2 BR | 35 | $3,349/mo | $2,100/mo | $4,300/mo |
| 3 BR | 19 | $4,134/mo | $2,900/mo | $5,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $2,650/mo |
| 2022 | 11 | $3,200/mo |
| 2023 | 12 | $3,783/mo |
| 2024 | 10 | $4,015/mo |
| 2025 | 13 | $3,988/mo |
| 2026 | 2 | $3,600/mo |
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Investment Analysis
Based on average rents and sale prices, GLOBAL VILLE delivers an estimated gross rental yield of 3.3%. 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 | $1,643 psf | 304 |
| 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 GLOBAL VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GLOBAL VILLE
- Toa Payoh MRT
- Novena MRT
- Mount Pleasant MRT
- Caldecott MRT
- Caldecott MRT
- New Town Primary School
- St. Joseph'
- Beatty Secondary School
Nearby MRT Stations
GLOBAL VILLE is 760m from Toa Payoh MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Toa Payoh | NS19 | North-South Line | 760m |
| Novena | NS20 | North-South Line | 800m |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 800m |
| Caldecott | CC17 | Circle Line | 1.2 km |
| Caldecott | TE9 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 18 schools within 2 km of GLOBAL VILLE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | Primary | 550m |
| St. Joseph's Institution | Secondary | 790m |
| Beatty Secondary School | Secondary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| Nexus International School | International | 1.2 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.3 km |
| School of Science and Technology | Jc | 1.3 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.3 km |
| Pei Chun Public School | Primary | 1.4 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.4 km |
| Manjusri Secondary School | Secondary | 1.5 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 0.76km — 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 48 units, GLOBAL 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. New Town Primary School sits about 0.55km 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 12 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.
[
{
"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: GLOBAL VILLE 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. 12 transactions in URA REALIS 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 GLOBAL VILLE?
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Is GLOBAL VILLE freehold or leasehold?
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What is the tenure of GLOBAL VILLE?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions analysed
- Rental data: 57 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 GLOBAL VILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.