SCENIC HEIGHTS is a freehold development along BALESTIER ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 50 units and is TOP 2005.
This profile draws on 10 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 21 years from TOP, SCENIC HEIGHTS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for SCENIC HEIGHTS 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 10 sales and 42 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SCENIC HEIGHTS dashboard.
- Average sale price: $1,762,300 across 10 transactions
- Estimated gross rental yield: 2.5%
- District 12 PSF ranking: Above average (top 43%)
- Freehold tenure · RCR · D12 · 50 units
About SCENIC HEIGHTS
SCENIC HEIGHTS is a freehold condominium, located at BALESTIER ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by BALESTIER REALTY PTE LTD, comprising 50 residential units, completed in 2005.
As a freehold property, SCENIC HEIGHTS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SCENIC HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,447 psf | $950,000 |
| 2 BR | 4 | $1,523 psf | $1,393,750 |
| 3 BR | 3 | $1,431 psf | $1,832,667 |
| 4 BR | 1 | $1,597 psf | $2,200,000 |
| 5+ BR | 1 | $1,392 psf | $3,400,000 |
Sales Market Overview
SCENIC HEIGHTS has recorded 10 sale transactions with an average transaction price of $1,762,300, ranging from $950,000 to $3,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,245 psf | $1,365,000 | — |
| 2022 | 2 | $1,445 psf | $1,135,000 | ↑ 16.1% |
| 2023 | 2 | $1,547 psf | $1,974,000 | ↑ 7.1% |
| 2024 | 2 | $1,515 psf | $2,450,000 | ↓ 2.0% |
| 2025 | 2 | $1,659 psf | $1,887,500 | ↑ 9.5% |
SCENIC HEIGHTS ranks in the top 43% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, SCENIC HEIGHTS trades 27.6% below the segment benchmark.
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Rental Market Overview
SCENIC HEIGHTS has recorded 42 rental transactions with monthly rents averaging $3,698/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 16 | $3,597/mo | $2,750/mo | $4,100/mo |
| 3 BR | 26 | $3,760/mo | $2,800/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,967/mo |
| 2022 | 9 | $3,444/mo |
| 2023 | 5 | $3,810/mo |
| 2024 | 7 | $4,143/mo |
| 2025 | 10 | $3,900/mo |
| 2026 | 5 | $3,890/mo |
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Investment Analysis
Based on average rents and sale prices, SCENIC HEIGHTS delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 SCENIC HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SCENIC HEIGHTS
- Novena MRT
- Farrer Park MRT
- Boon Keng MRT
- Toa Payoh MRT
- Bendemeer MRT
- CHIJ Our Lady Queen of Peace
- Farrer Park Primary School
- Beatty Secondary School
Nearby MRT Stations
SCENIC HEIGHTS is 930m from Novena MRT (North-South Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 930m |
| Farrer Park | NE8 | North-East Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.1 km |
| Toa Payoh | NS19 | North-South Line | 1.4 km |
| Bendemeer | DT23 | Downtown Line | 1.5 km |
Nearby Schools
There are 24 schools within 2 km of SCENIC HEIGHTS, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 470m |
| Farrer Park Primary School | Primary | 1.0 km |
| Beatty Secondary School | Secondary | 1.1 km |
| School of Science and Technology | Jc | 1.2 km |
| Bendemeer Primary School | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| Bendemeer Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| Hong Wen School | Primary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.7 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 50 units, SCENIC HEIGHTS 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. CHIJ Our Lady Queen of Peace sits about 0.47km 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 0.93km 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 10 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: SCENIC HEIGHTS 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. 10 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 SCENIC HEIGHTS?
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Is SCENIC HEIGHTS freehold or leasehold?
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What is the tenure of SCENIC HEIGHTS?
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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: 10 transactions analysed
- Rental data: 42 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 SCENIC HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.