LAVENDER RESIDENCE is a freehold development along LAVENDER STREET in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 17 units and is TOP 2023.
This profile draws on 17 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 3 years from TOP, LAVENDER RESIDENCE is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 12 (Toa Payoh / Balestier), the immediate context for LAVENDER RESIDENCE 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 17 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAVENDER RESIDENCE dashboard.
- Average sale price: $1,637,578 across 17 transactions
- District 12 PSF ranking: Premium tier (top 5%)
- Freehold tenure · RCR · D12 · 17 units
About LAVENDER RESIDENCE
LAVENDER RESIDENCE is a freehold condominium, located at LAVENDER STREET in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), comprising 17 residential units, completed in 2023.
As a freehold property, LAVENDER RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LAVENDER RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $2,212 psf | $1,024,000 |
| 1 BR | 5 | $2,105 psf | $1,296,164 |
| 2 BR | 5 | $2,015 psf | $1,776,200 |
| 3 BR | 4 | $1,748 psf | $1,942,250 |
| 4 BR | 1 | $1,716 psf | $2,660,000 |
Sales Market Overview
LAVENDER RESIDENCE has recorded 17 sale transactions with an average transaction price of $1,637,578, ranging from $1,012,000 to $2,660,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 11 | $1,950 psf | $1,737,727 | — |
| 2024 | 6 | $2,049 psf | $1,453,970 | ↑ 5.1% |
LAVENDER RESIDENCE ranks in the top 5% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, LAVENDER RESIDENCE trades 3% below the segment benchmark.
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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 LAVENDER RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAVENDER RESIDENCE
- Bendemeer MRT
- Boon Keng MRT
- Farrer Park MRT
- Lavender MRT
- Jalan Besar MRT
- Farrer Park Primary School
- Hong Wen School
- St. Andrew'
Nearby MRT Stations
LAVENDER RESIDENCE is 300m from Bendemeer MRT (Downtown Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bendemeer | DT23 | Downtown Line | 300m |
| Boon Keng | NE9 | North-East Line | 550m |
| Farrer Park | NE8 | North-East Line | 710m |
| Lavender | EW11 | East-West Line | 880m |
| Jalan Besar | DT22 | Downtown Line | 1.2 km |
| Kallang | EW10 | East-West Line | 1.3 km |
| Geylang Bahru | DT24 | Downtown Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of LAVENDER RESIDENCE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Farrer Park Primary School | Primary | 460m |
| Hong Wen School | Primary | 560m |
| St. Andrew's Secondary School | Secondary | 820m |
| St. Andrew's Junior College | Jc | 820m |
| Bendemeer Primary School | Primary | 830m |
| Bendemeer Secondary School | Secondary | 850m |
| St. Andrew's Junior School | Primary | 870m |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.8 km |
| St. Margaret's Primary School | Primary | 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. Bendemeer sits about 0.30km 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 17 units, LAVENDER RESIDENCE 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. Farrer Park Primary School sits about 0.46km 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 17 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: LAVENDER RESIDENCE 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. 17 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 LAVENDER RESIDENCE?
What is the rental yield for LAVENDER RESIDENCE?
Is LAVENDER RESIDENCE freehold or leasehold?
How far is the nearest MRT from LAVENDER RESIDENCE?
What is the tenure of LAVENDER RESIDENCE?
How does LAVENDER RESIDENCE compare to other projects in the district?
What stamp duty applies for a foreign buyer of LAVENDER RESIDENCE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 17 transactions 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 LAVENDER RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.