LIIV RESIDENCES is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 23 units and is an established secondary-market project.
This profile draws on 3 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 5 (West Coast / Clementi), the immediate context for LIIV RESIDENCES 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 3 sales and 46 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LIIV RESIDENCES dashboard.
- Average sale price: $1,198,800 across 3 transactions
- Estimated gross rental yield: 3.3%
- District 5 PSF ranking: Above average (top 43%)
- Freehold tenure · RCR · D5 · 23 units
About LIIV RESIDENCES
LIIV RESIDENCES is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), comprising 23 residential units.
As a freehold property, LIIV RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LIIV RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,765 psf | $1,045,000 |
| 3 BR | 1 | $1,206 psf | $1,506,400 |
Sales Market Overview
LIIV RESIDENCES has recorded 3 sale transactions with an average transaction price of $1,198,800, ranging from $1,040,000 to $1,506,400.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,206 psf | $1,506,400 | — |
| 2022 | 2 | $1,765 psf | $1,045,000 | ↑ 46.3% |
LIIV RESIDENCES ranks in the top 43% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, LIIV RESIDENCES trades 22.8% below the segment benchmark.
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Rental Market Overview
LIIV RESIDENCES has recorded 46 rental transactions with monthly rents averaging $3,247/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 21 | $2,899/mo | $2,000/mo | $3,500/mo |
| 1 BR | 9 | $2,889/mo | $2,300/mo | $3,300/mo |
| 2 BR | 12 | $3,908/mo | $2,800/mo | $4,700/mo |
| 3 BR | 4 | $3,900/mo | $3,300/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $2,600/mo |
| 2022 | 8 | $2,834/mo |
| 2023 | 10 | $3,550/mo |
| 2024 | 9 | $3,433/mo |
| 2025 | 12 | $3,283/mo |
| 2026 | 3 | $3,500/mo |
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Investment Analysis
Based on average rents and sale prices, LIIV RESIDENCES delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows LIIV RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LIIV RESIDENCES
- Haw Par Villa MRT
- Kent Ridge MRT
- National University of Singapore
- Dulwich College (Singapore)
- Kent Ridge Secondary School
Nearby MRT Stations
LIIV RESIDENCES is 900m from Haw Par Villa MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 900m |
| Kent Ridge | CC24 | Circle Line | 1.1 km |
Nearby Schools
There are 5 schools within 2 km of LIIV RESIDENCES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 900m |
| Dulwich College (Singapore) | International | 1.5 km |
| Kent Ridge Secondary School | Secondary | 1.8 km |
| Dover Court International School | International | 1.9 km |
| United World College of South East Asia (Dover) | 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.
Boutique character. With 23 units, LIIV RESIDENCES 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. National University of Singapore sits about 0.90km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.90km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 3 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": "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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LIIV RESIDENCES 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. 3 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
What is the average price for LIIV RESIDENCES?
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Is LIIV RESIDENCES freehold or leasehold?
How far is the nearest MRT from LIIV RESIDENCES?
What is the tenure of LIIV RESIDENCES?
How does LIIV RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of LIIV RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 46 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 LIIV RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.