TERESA VILLAS is a freehold development along BUKIT TERESA ROAD in District 4 (Telok Blangah / Sentosa), part of the RCR segment of Singapore's private residential market. The project comprises 8 units and is TOP 2011.
This profile draws on 3 recorded transactions from URA 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 15 years from TOP, TERESA VILLAS 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 4 (Telok Blangah / Sentosa), the immediate context for TERESA VILLAS 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 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TERESA VILLAS dashboard.
- Average sale price: $4,070,000 across 3 transactions
- Estimated gross rental yield: 3.1%
- District 4 PSF ranking: Value tier (top 100%)
- Freehold tenure · RCR · D4 · 8 units
About TERESA VILLAS
TERESA VILLAS is a freehold condominium, located at BUKIT TERESA ROAD in District 4 (Telok Blangah, Harbourfront) (Rest of Central Region), developed by ROYAL OAK DEVELOPMENT PTE LTD, comprising 8 residential units, completed in 2011.
As a freehold property, TERESA VILLAS does not face lease decay concerns.
Sales Market Overview
TERESA VILLAS has recorded 3 sale transactions with an average transaction price of $4,070,000, ranging from $3,600,000 to $4,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $476 psf | $3,600,000 | — |
| 2024 | 2 | $649 psf | $4,305,000 | ↑ 36.4% |
TERESA VILLAS ranks in the top 100% of condos in District 4 by average PSF.
Compared to the RCR average of $2,049 psf, TERESA VILLAS trades 71.1% below the segment benchmark.
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Rental Market Overview
TERESA VILLAS has recorded 2 rental transactions with monthly rents averaging $10,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $10,500/mo | $9,500/mo | $11,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $11,500/mo |
| 2025 | 1 | $9,500/mo |
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Investment Analysis
Based on average rents and sale prices, TERESA VILLAS delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 4
Side-by-side comparison against the most actively traded condos in District 4 (Telok Blangah, Harbourfront):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 1129 | $1,736 psf | 365 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 1040 | $1,469 psf | 242 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 969 | $1,764 psf | 209 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 429 | $2,469 psf | 173 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 302 | $2,220 psf | 116 |
Location Map
Map shows TERESA VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TERESA VILLAS
- Keppel MRT
- Cantonment MRT
- Tiong Bahru MRT
- HarbourFront MRT
- HarbourFront MRT
- Radin Mas Primary School
- Cantonment Primary School
- Bukit Merah Secondary School
Nearby MRT Stations
TERESA VILLAS is 440m from Keppel MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Keppel | CC30 | Circle Line | 440m |
| Cantonment | CC31 | Circle Line | 980m |
| Tiong Bahru | EW17 | East-West Line | 1.1 km |
| HarbourFront | NE1 | North-East Line | 1.3 km |
| HarbourFront | CC29 | Circle Line | 1.3 km |
Nearby Schools
There are 8 schools within 2 km of TERESA VILLAS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Radin Mas Primary School | Primary | 970m |
| Cantonment Primary School | Primary | 1.0 km |
| Bukit Merah Secondary School | Secondary | 1.2 km |
| Blangah Rise Primary School | Primary | 1.2 km |
| Henderson Secondary School | Secondary | 1.3 km |
| Gan Eng Seng School | Secondary | 1.4 km |
| Gan Eng Seng Primary School | Primary | 1.5 km |
| Outram Secondary School | Secondary | 1.5 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. Keppel sits about 0.44km 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 8 units, TERESA VILLAS 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. Radin Mas Primary School sits about 0.97km 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 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.
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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: TERESA VILLAS hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 TERESA VILLAS?
What is the rental yield for TERESA VILLAS?
Is TERESA VILLAS 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: 3 transactions analysed
- Rental data: 2 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 TERESA VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 303 condo transactions recorded in District 4 over the last 12 months, 91% resale, 9% 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 4 reads 89.8 as of March 2026 — up 2.4% 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 TERESA VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (180m away), an upgrader gap of about $3,200,000
- Central Area — 4-room average $1,088,814 (1.8 km away), an upgrader gap of about $3,000,000