ISLAND COUNTRY VILLAS is a 68-year balance leasehold development along OLD UPPER THOMSON ROAD in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 60 units and is TOP 1999.
This profile draws on 16 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 20 (Ang Mo Kio / Bishan), the immediate context for ISLAND COUNTRY 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 16 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ISLAND COUNTRY VILLAS dashboard.
- Average sale price: $2,575,019 across 16 transactions
- Estimated gross rental yield: 3.2%
- District 20 PSF ranking: Value tier (top 95%)
- 99 yrs lease commencing from 1995 · OCR · D20 · 60 units
About ISLAND COUNTRY VILLAS
ISLAND COUNTRY VILLAS is a 99 yrs lease commencing from 1995 condominium, located at OLD UPPER THOMSON ROAD in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), developed by UOL DEVELOPMENT (UPPER THOMSON) PTE LTD, comprising 60 residential units, completed in 1999.
With approximately 68 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
ISLAND COUNTRY VILLAS has recorded 16 sale transactions with an average transaction price of $2,575,019, ranging from $2,090,000 to $3,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $843 psf | $2,258,786 | — |
| 2022 | 3 | $949 psf | $2,866,667 | ↑ 12.5% |
| 2023 | 2 | $1,041 psf | $2,615,000 | ↑ 9.7% |
| 2024 | 2 | $1,008 psf | $2,860,000 | ↓ 3.2% |
| 2025 | 2 | $1,210 psf | $2,919,400 | ↑ 20.1% |
ISLAND COUNTRY VILLAS ranks in the top 95% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, ISLAND COUNTRY VILLAS trades 38.4% below the segment benchmark.
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Rental Market Overview
ISLAND COUNTRY VILLAS has recorded 4 rental transactions with monthly rents averaging $6,900/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $6,900/mo | $6,300/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $7,000/mo |
| 2022 | 2 | $7,150/mo |
| 2024 | 1 | $6,300/mo |
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Investment Analysis
Based on average rents and sale prices, ISLAND COUNTRY VILLAS delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows ISLAND COUNTRY VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ISLAND COUNTRY VILLAS
- Mayflower MRT
- Lentor MRT
- Singapore American School
- Jing Shan Primary School
- Mayflower Primary School
Nearby MRT Stations
ISLAND COUNTRY VILLAS is 1.3 km from Mayflower MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
Nearby Schools
There are 8 schools within 2 km of ISLAND COUNTRY VILLAS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 890m |
| Jing Shan Primary School | Primary | 1.2 km |
| Mayflower Primary School | Primary | 1.2 km |
| Peirce Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.5 km |
| Ang Mo Kio Primary School | Primary | 1.5 km |
| Yio Chu Kang Primary School | Primary | 1.8 km |
| Yio Chu Kang Secondary School | Secondary | 1.9 km |
Boutique character. With 60 units, ISLAND COUNTRY 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 0.89km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
MRT is a commute, not a walk. The nearest station is 1.28km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease tenor below 75 years. With roughly 68 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 16 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: ISLAND COUNTRY VILLAS sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 16 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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
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Is ISLAND COUNTRY VILLAS freehold or leasehold?
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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: 16 transactions analysed
- Rental data: 4 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 ISLAND COUNTRY VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.