Margaret Ville sits in a quietly transforming pocket of District 3, the Queenstown – Alexandra – Tiong Bahru belt that has spent the last decade shedding its workaday image in favour of café-lined HDB precincts, refreshed shopping nodes and a steady drumbeat of redevelopment activity. The project is a 309-unit, 99-year leasehold development whose lease commenced in 2017, which places it among the younger fresh-lease entries in a district otherwise dominated by older estates and a handful of newer launches. With a reported TOP of around 2021–2022 and recorded sales of roughly 81 transactions to date, Margaret Ville offers a useful lens on how the Rest of Central Region (RCR) is being repriced as the Greater Southern Waterfront narrative matures. This review takes a hedged, data-aware look at where Margaret Ville may fit for buyers weighing fresh-lease premium, mature-estate convenience and longer-horizon catalysts – without overstating any single thesis.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 3 is one of Singapore’s more layered submarkets. Queenstown, Tiong Bahru and Alexandra each carry distinct identities – Queenstown is the city-state’s first satellite town and is undergoing systematic URA Master Plan rejuvenation, Tiong Bahru retains heritage cachet and a strong owner-occupier base, while Alexandra is increasingly framed as the inland edge of the Greater Southern Waterfront corridor. Margaret Ville’s 2017 lease start matters in this context because most surrounding stock is materially older; fresh-lease projects tend to command a premium that is often interpreted as a hedge against future lease-decay drag, although the empirical magnitude varies by tenure cohort and is sensitive to interest-rate cycles, as discussed in research summarised by the MAS Financial Stability Review. The site benefits from twin-line walkability to Queenstown MRT and Commonwealth MRT on the East-West Line, putting Raffles Place and Tanjong Pagar within a short rail commute. Retail and lifestyle anchors – Anchorpoint, Queensway Shopping Centre and IKEA Alexandra – sit within a comfortable radius, while schools such as Crescent Girls’ School, Queenstown Secondary and Queenstown Primary contribute to a stable family-buyer pool. Buyers should still cross-check pricing against the broader district trend on the price heatmap rather than anchoring on a single transaction.
We track 81 sales and 390 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MARGARET VILLE dashboard.
- Average sale price: $1,784,117 across 81 transactions
- Estimated gross rental yield: 2.9%
- District 3 PSF ranking: Above average (top 33%)
- 99 yrs lease commencing from 2017 · RCR · D3 · 309 units
About MARGARET VILLE
MARGARET VILLE is a 99 yrs lease commencing from 2017 condominium, located at MARGARET DRIVE in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), comprising 309 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MARGARET VILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $2,214 psf | $1,024,555 |
| 1 BR | 28 | $2,135 psf | $1,352,167 |
| 2 BR | 21 | $2,221 psf | $1,939,932 |
| 3 BR | 24 | $2,180 psf | $2,326,764 |
| 4 BR | 1 | $1,981 psf | $2,900,000 |
Sales Market Overview
MARGARET VILLE has recorded 81 sale transactions with an average transaction price of $1,784,117, ranging from $920,000 to $2,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,988 psf | $920,000 | — |
| 2022 | 7 | $2,003 psf | $1,589,829 | ↑ 0.8% |
| 2023 | 20 | $2,180 psf | $1,719,339 | ↑ 8.9% |
| 2024 | 20 | $2,161 psf | $1,807,078 | ↓ 0.9% |
| 2025 | 25 | $2,223 psf | $1,947,466 | ↑ 2.8% |
| 2026 | 8 | $2,226 psf | $1,656,210 | ↑ 0.2% |
MARGARET VILLE ranks in the top 33% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, MARGARET VILLE trades 6.1% above the segment benchmark.
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Rental Market Overview
MARGARET VILLE has recorded 390 rental transactions with monthly rents averaging $4,328/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 119 | $4,023/mo | $2,600/mo | $7,400/mo |
| 1 BR | 127 | $3,697/mo | $3,100/mo | $5,700/mo |
| 2 BR | 105 | $4,652/mo | $3,850/mo | $7,150/mo |
| 3 BR | 32 | $6,058/mo | $5,300/mo | $7,300/mo |
| 4 BR | 7 | $8,190/mo | $8,000/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 15 | $3,641/mo |
| 2022 | 119 | $4,145/mo |
| 2023 | 51 | $4,578/mo |
| 2024 | 97 | $4,387/mo |
| 2025 | 78 | $4,362/mo |
| 2026 | 30 | $4,692/mo |
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Investment Analysis
Based on average rents and sale prices, MARGARET VILLE delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,053 psf | 630 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 582 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,278 psf | 463 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows MARGARET VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MARGARET VILLE
- Commonwealth MRT
- Queenstown MRT
- Tanglin Trust School
- Queensway Secondary School
- Global Indian International School (GIIS Queenstown)
Nearby MRT Stations
MARGARET VILLE is 600m from Commonwealth MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Commonwealth | EW20 | East-West Line | 600m |
| Queenstown | EW19 | East-West Line | 660m |
Nearby Schools
There are 14 schools within 2 km of MARGARET VILLE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Tanglin Trust School | International | 100m |
| Queensway Secondary School | Secondary | 590m |
| Global Indian International School (GIIS Queenstown) | International | 590m |
| Commonwealth Secondary School | Secondary | 650m |
| River Valley High School | Secondary | 680m |
| River Valley High School (JC) | Jc | 680m |
| Queenstown Primary School | Primary | 730m |
| Swiss School Singapore | International | 1.1 km |
| Alexandra Primary School | Primary | 1.2 km |
| Crescent Girls' School | Secondary | 1.2 km |
| Dulwich College (Singapore) | International | 1.7 km |
| CHIJ (Kellock) | Primary | 1.7 km |
Walking-distance MRT. Commonwealth is about 0.60km — 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.
Established price discovery. 81 transactions in URA (TTM avg $2,247 psf, median sale $1,820,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 309 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Tanglin Trust School sits about 0.10km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
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.
Margaret Ville is likely to resonate most clearly with three buyer profiles. First, owner-occupiers who prioritise a fresh leasehold profile in a mature, transport-rich pocket and are willing to accept a unit-size trade-off in exchange for tenure and location – this cohort should stress test affordability with the affordability calculator and a realistic mortgage scenario. Second, longer-horizon investors taking a measured view on the Greater Southern Waterfront and District 3 gentrification thesis; for them, the ROI calculator and a cash-flow projection are more informative than headline yield numbers because rental performance in compact RCR units is sensitive to expat-leasing cycles. Third, upgraders decoupling from existing property who want to manage ABSD exposure carefully – the decoupling and total cost tools can frame that decision. Buyers chasing maximum CCR prestige, very large family layouts, or guaranteed near-term capital gains are unlikely to find the best fit here, and should look at adjacent districts or different tenure profiles.
On balance, Margaret Ville reads as a credible, hedged exposure to a District 3 micro-thesis: fresh leasehold tenure, twin-line MRT walkability and a stable amenity-and-school backdrop, set against well-known risks around compact-unit exit liquidity, fresh-lease premium compression and policy sensitivity. Nothing in the project profile looks structurally mispriced in either direction; the investment case rests on whether the buyer’s holding horizon, financing assumptions and view on the Greater Southern Waterfront line up with a measured RCR allocation. As always, this is a framework, not a recommendation – cross-check against current transactions, run your own numbers through the refinancing and cash-flow tools, and benchmark on the price heatmap before acting.
FAQ
What is the average price for MARGARET VILLE?
What is the rental yield for MARGARET VILLE?
Is MARGARET VILLE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 81 transactions analysed
- Rental data: 390 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 MARGARET VILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,186 condo transactions recorded in District 3 over the last 12 months, 69% new sale, 29% resale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing MARGARET VILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (140m away), an upgrader gap of about $800,000
- Bukit Merah — 4-room average $894,787 (1.3 km away), an upgrader gap of about $900,000
- Bukit Timah — 4-room average $846,049 (1.9 km away), an upgrader gap of about $950,000