SARHAD VILLE is a 67-year balance leasehold development along LORONG SARHAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 8 units and is TOP 1994.
This profile draws on 0 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 SARHAD 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 0 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SARHAD VILLE dashboard.
- · RCR · D5 · 8 units
About SARHAD VILLE
SARHAD VILLE is a condominium, located at LORONG SARHAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by L & B HOLDINGS PTE LTD, comprising 8 residential units, completed in 1994.
With approximately 67 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Rental Market Overview
SARHAD VILLE has recorded 21 rental transactions with monthly rents averaging $4,088/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 21 | $4,088/mo | $3,000/mo | $4,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $3,225/mo |
| 2022 | 6 | $3,950/mo |
| 2023 | 2 | $4,500/mo |
| 2024 | 6 | $4,417/mo |
| 2025 | 2 | $4,575/mo |
| 2026 | 1 | $4,600/mo |
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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 SARHAD VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SARHAD VILLE
- Pasir Panjang MRT
- Haw Par Villa MRT
- Kent Ridge MRT
- Dulwich College (Singapore)
- Alexandra Primary School
- Queenstown Primary School
Nearby MRT Stations
SARHAD VILLE is 600m from Pasir Panjang MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Panjang | CC26 | Circle Line | 600m |
| Haw Par Villa | CC25 | Circle Line | 730m |
| Kent Ridge | CC24 | Circle Line | 1.5 km |
Nearby Schools
There are 3 schools within 2 km of SARHAD VILLE.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.3 km |
| Alexandra Primary School | Primary | 1.8 km |
| Queenstown Primary School | Primary | 1.9 km |
Walking-distance MRT. Pasir Panjang 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.
Boutique character. With 8 units, SARHAD 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. Dulwich College (Singapore) sits about 1.26km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 67 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 0 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": "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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SARHAD VILLE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 SARHAD VILLE?
What is the rental yield for SARHAD VILLE?
Is SARHAD VILLE freehold or leasehold?
How far is the nearest MRT from SARHAD VILLE?
What is the tenure of SARHAD VILLE?
How does SARHAD VILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of SARHAD VILLE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 21 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 SARHAD VILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.