The Rochester Residences sits at the intersection of two of Singapore's most compelling property narratives: the relentless rise of the one-north innovation district and the perennial appeal of Buona Vista as a live-work-learn enclave. Completed in 2011 by UE One-North Developments and standing 37 storeys tall on Rochester Drive in District 5, this 366-unit leasehold development was among the first residential towers to capitalise on the master-planned one-north estate championed by JTC Corporation. More than a decade on, it remains one of the most recognisable addresses in the Queenstown planning area — a mid-market condominium that punches above its weight on location credentials while navigating the realities of a 99-year lease now roughly 21 years into its term. For buyers weighing up the Buona Vista corridor in 2026, The Rochester Residences presents a case study in how proximity to employment nodes, universities, and dual MRT interchange access can sustain demand even as the tenure clock ticks. This review examines the development's fundamentals, transactional history, rental profile, and the buyer archetypes for whom it makes the strongest case.
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 5 occupies a distinctive niche in Singapore's residential landscape. Bounded by the Ayer Rajah Expressway to the south and the lush greenery of Kent Ridge and Clementi Forest to the west, it blends mature HDB estates with a growing cluster of private developments anchored by the one-north precinct. The Rochester Residences' address on Rochester Drive places it within easy walking distance of Buona Vista MRT, a dual-line interchange serving both the East-West Line and the Circle Line — arguably the most strategically positioned station in the western half of Singapore. This interchange status means residents can reach Raffles Place in under 20 minutes and Orchard Road in roughly 15 minutes, a commute profile that benchmarks favourably against comparable 99-year leasehold stock in districts further from the city centre.
The one-north ecosystem surrounding the development is a government-backed, 200-hectare 'work-live-play-learn' precinct administered by JTC Corporation. Its sub-precincts — Biopolis, Fusionpolis, Mediapolis, and Launchpad — collectively house thousands of knowledge-economy jobs in biomedical research, infocomm technology, media, and cleantech. The National University of Singapore's main campus lies approximately 1.5 km to the west, while INSEAD and ESSEC Business Schools add a strong multinational executive tenant pool to the rental mix. The Singapore government's commitment of S$25 billion over the 2021–2025 Research, Innovation and Enterprise plan underlines the long-term investment in retaining and expanding this employment node, providing structural demand support for residential accommodation nearby. The Rochester Residences, positioned as a mid-tier residential offering within this high-value ecosystem, has benefited considerably from this backdrop since its launch.
Transaction data from URA and property portals indicates that The Rochester Residences has recorded 123 resale transactions over its secondary-market life. Recent sales in 2024 and early 2025 show prices ranging from approximately S$1.25 million for smaller units to S$3.27 million for larger layouts, with per-square-foot figures averaging around S$1,614 psf across the last 12 months of available data. This places the development in the mid-tier bracket for District 5, below newer freehold or longer-lease projects but competitive given its location relative to the MRT and employment nodes. Unit sizes span 840 sq ft to approximately 1,948 sq ft, covering one-bedroom-plus-study through to four-bedroom configurations — a breadth that supports both individual investor purchases and larger family occupier demand.
We track 123 sales and 771 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE ROCHESTER RESIDENCES dashboard.
- Average sale price: $2,140,309 across 123 transactions
- Estimated gross rental yield: 3.2%
- District 5 PSF ranking: Mid-range (top 55%)
- 99 yrs lease commencing from 2005 · RCR · D5 · 366 units
About THE ROCHESTER RESIDENCES
THE ROCHESTER RESIDENCES is a 99 yrs lease commencing from 2005 condominium, located at ROCHESTER DRIVE in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by UE ONE-NORTH DEVELOPMENTS PTE LTD, comprising 366 residential units, completed in 2011.
With approximately 78 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE ROCHESTER RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 19 | $1,539 psf | $1,322,930 |
| 3 BR | 58 | $1,464 psf | $1,788,895 |
| 4 BR | 29 | $1,525 psf | $2,675,638 |
| 5+ BR | 17 | $1,478 psf | $3,339,588 |
Sales Market Overview
THE ROCHESTER RESIDENCES has recorded 123 sale transactions with an average transaction price of $2,140,309, ranging from $1,125,000 to $6,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 29 | $1,377 psf | $2,162,441 | — |
| 2022 | 29 | $1,491 psf | $2,271,000 | ↑ 8.2% |
| 2023 | 18 | $1,533 psf | $2,083,500 | ↑ 2.9% |
| 2024 | 27 | $1,502 psf | $1,988,644 | ↓ 2.0% |
| 2025 | 17 | $1,582 psf | $2,109,523 | ↑ 5.4% |
| 2026 | 3 | $1,765 psf | $2,543,333 | ↑ 11.5% |
THE ROCHESTER RESIDENCES ranks in the top 55% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, THE ROCHESTER RESIDENCES trades 27.1% below the segment benchmark.
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Rental Market Overview
THE ROCHESTER RESIDENCES has recorded 771 rental transactions with monthly rents averaging $5,704/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 316 | $4,228/mo | $2,900/mo | $6,500/mo |
| 2 BR | 283 | $5,976/mo | $4,100/mo | $9,800/mo |
| 3 BR | 171 | $7,966/mo | $4,800/mo | $12,000/mo |
| 4 BR | 1 | $8,800/mo | $8,800/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 175 | $4,865/mo |
| 2022 | 177 | $5,343/mo |
| 2023 | 121 | $6,316/mo |
| 2024 | 140 | $6,148/mo |
| 2025 | 134 | $6,095/mo |
| 2026 | 24 | $6,652/mo |
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Investment Analysis
Based on average rents and sale prices, THE ROCHESTER RESIDENCES delivers an estimated gross rental yield of 3.2%. 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 THE ROCHESTER RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE ROCHESTER RESIDENCES
- Buona Vista MRT
- Buona Vista MRT
- one-north MRT
- Holland Village MRT
- Commonwealth MRT
- Dover Court International School
- United World College of South East Asia (Dover)
- Commonwealth Secondary School
Nearby MRT Stations
THE ROCHESTER RESIDENCES is 300m from Buona Vista MRT (East-West Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Buona Vista | EW21 | East-West Line | 300m |
| Buona Vista | CC22 | Circle Line | 300m |
| one-north | CC23 | Circle Line | 640m |
| Holland Village | CC21 | Circle Line | 1.1 km |
| Commonwealth | EW20 | East-West Line | 1.2 km |
| Dover | EW22 | East-West Line | 1.3 km |
| Kent Ridge | CC24 | Circle Line | 1.4 km |
Nearby Schools
There are 15 schools within 2 km of THE ROCHESTER RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dover Court International School | International | 690m |
| United World College of South East Asia (Dover) | International | 800m |
| Commonwealth Secondary School | Secondary | 1.1 km |
| River Valley High School | Secondary | 1.2 km |
| River Valley High School (JC) | Jc | 1.2 km |
| Singapore Polytechnic | Tertiary | 1.3 km |
| Anglo-Chinese School (Independent) | Secondary | 1.3 km |
| Dulwich College (Singapore) | International | 1.5 km |
| Queensway Secondary School | Secondary | 1.6 km |
| Global Indian International School (GIIS Queenstown) | International | 1.6 km |
| National University of Singapore | Tertiary | 1.6 km |
| Tanglin Trust School | International | 1.7 km |
The Rochester Residences' most durable competitive advantage is its proximity to Buona Vista MRT interchange. Walking distance to a dual-line station is a scarcity premium in Singapore's private residential market: fewer than a handful of non-central projects enjoy EWL-plus-CCL coverage, and each of those commands a meaningful price premium relative to single-line or bus-dependent equivalents. For the expatriate executive segment — which forms a significant share of demand in the one-north corridor — reliable, multi-directional public transit is frequently a non-negotiable in relocation briefs. This structural advantage does not erode with time and insulates The Rochester Residences from the rental softening that can affect peripheral 99-year leasehold stock as leases shorten.
The surrounding employment cluster is the second pillar of the investment thesis. Biopolis and Fusionpolis together house major R&D operations for multinational pharmaceutical, semiconductor, and technology companies. Residents employed at these campuses can reach their offices in under ten minutes on foot or by bicycle, a walkability profile rarely available in Singapore outside of the central business district or one-north itself. This reduces commute friction for a demographic of highly paid professionals who place a premium on time efficiency and are typically willing to pay above-market rents to eliminate long commutes. Rental rates for one-bedroom units at The Rochester Residences have been observed at approximately S$4,000 per month, with overall rental yields hovering in the 3.5% range based on mid-market pricing — a respectable gross figure for a 99-year leasehold project at this stage of its tenure.
The development's unit-mix breadth is a further strength. The availability of sub-900 sq ft one-bedroom units alongside nearly 2,000 sq ft four-bedroom layouts means investors can enter at a lower quantum (units have transacted below S$1.3 million) while the building simultaneously attracts family occupiers who provide rental stability for larger units. The Star Vista mall, immediately adjacent to Buona Vista MRT, covers day-to-day retail, dining, and entertainment needs without requiring a car trip, enhancing the liveability proposition that supports sustained rental demand. The Rochester Residences' elevated positioning — upper floors enjoy unobstructed city and greenery views — adds a lifestyle premium that residents consistently highlight in occupier reviews, differentiating it from comparably priced ground-floor stock in the neighbourhood.
The lease trajectory is the dominant risk for any buyer considering The Rochester Residences in 2026. With approximately 76 years remaining from a 2005 commencement date, the development is now past the informal '80-year threshold' that several local banks apply when assessing loan-to-value ratios. While 76 years still qualifies for standard mortgage financing, buyers should model the steady tightening of CPF usage rules and bank financing terms as the lease approaches 60 years — a horizon now roughly 15 years away. Properties with fewer than 60 years remaining face significantly constrained buyer pools and typically require cash-heavy financing structures that suppress resale values. The URA's lease decay calculator and the CPF Board's CPF usage guidelines for shorter-lease properties are essential reading before committing to purchase. Investors who intend to hold for more than 15 years face a compounding headwind as financing optionality narrows for future buyers. A useful reference for modelling this trajectory is the lease decay calculator, which illustrates how CPF usage and LTV thresholds shift over time.
A second risk is the limited upside from en-bloc potential. Unlike freehold or longer-leasehold developments where collective sale prospects can generate windfall premiums, a 99-year project at 21 years into its lease has mathematically diminishing en-bloc appeal — the land value premium that incentivises a developer to redevelop must be weighed against the residual lease the government would grant on a fresh award, and on sites not covered by the Government Land Sales programme, the calculus is complex. Residents should not factor en-bloc proceeds into their investment return projections.
Facility scale relative to unit count is a recurring occupier complaint. The pool and gymnasium are reported as undersized for a 366-unit development, a common trade-off in mid-density towers of the 2000s generation. Buyers intending to occupy rather than invest should verify current facility conditions and any sinking fund reserve before committing, as significant capital expenditure for upgrading ageing common areas could translate into higher maintenance levies. The absence of hot water in kitchens — a feature noted in occupier reviews — is a minor but tangible quality shortfall relative to newer completions. Car park allocation under tenancy arrangements may also require negotiation, as parking is not automatically bundled with rental agreements at The Rochester Residences.
[
{
"persona": "Expatriate professional at one-north or NUS",
"fit_color": "green",
"reason": "Walking distance to Biopolis, Fusionpolis, and NUS campus. Dual-line MRT interchange eliminates car dependency. One-bedroom units at ~S$4,000/month match typical corporate housing allowances for senior researchers and executives."
},
{
"persona": "Singapore citizen investor seeking rental yield",
"fit_color": "green",
"reason": "Gross yields around 3.5% on a mid-market entry quantum (sub-S$1.5M for smaller units) are competitive for District 5. Strong structural tenant demand from the knowledge-economy employment cluster limits vacancy risk. Best suited to investors comfortable holding 10–12 years before lease decay meaningfully constrains the buyer pool."
},
{
"persona": "Young professional couple, owner-occupier",
"fit_color": "green",
"reason": "Two-bedroom units in the 1,000–1,200 sq ft range offer practical family-starter sizing with excellent connectivity. Proximity to Star Vista for daily needs and MRT for city-centre commutes suits dual-income households employed across different parts of the island."
},
{
"persona": "Long-horizon investor seeking capital appreciation",
"fit_color": "amber",
"reason": "Lease tenure at ~76 years creates a narrowing window for financing flexibility. Capital appreciation is more likely to track the one-north employment pipeline than broader market sentiment. Suitable only for buyers who factor in a realistic exit within the next 12–15 years before CPF usage restrictions tighten further."
},
{
"persona": "Retiree seeking permanent residence",
"fit_color": "amber",
"reason": "The location is excellent for amenity access and healthcare proximity (National University Hospital ~10 minutes away). However, the lease term means the property may not serve as a reliable estate asset to pass to the next generation without financial planning around CPF and financing constraints on a future sale."
},
{
"persona": "Buyer primarily focused on en-bloc or collective-sale upside",
"fit_color": "red",
"reason": "At 21 years into a 99-year lease, the structural preconditions for a viable en-bloc are unfavourable. Residual lease mathematics and JTC land-return complexities in the one-north precinct make collective-sale premium scenarios highly speculative. Do not underwrite this purchase on en-bloc expectations."
}
]
The Rochester Residences is a well-located, functionally sound mid-market condominium whose investment merits are tightly tied to the continued growth of the one-north employment ecosystem. For buyers who understand the lease tenure arithmetic and plan their holding period accordingly, it offers a compelling combination of dual-line MRT access, structural rental demand from a highly employable multinational tenant pool, and an entry quantum that remains accessible relative to comparable District 9 or 10 alternatives. The gross yield profile of approximately 3.5% is not exceptional in isolation, but when paired with the low vacancy risk and the quality of the tenant demographic it attracts, the risk-adjusted picture is creditable.
The key discipline required of any purchaser is lease-decay modelling. Buyers entering in 2026 at approximately S$1,600 psf should use the lease decay calculator to project CPF usage limits and LTV ceilings at their intended exit date, and cross-check affordability assumptions for the cohort of buyers they expect to be selling to. For holding periods of 10 years or fewer, the window remains workable. For longer holds, the financing constraints on a future buyer will increasingly suppress the achievable resale price. Run the full return-on-investment calculation inclusive of stamp duty, legal costs, and realistic exit financing before committing. Approached with clear eyes on the tenure trajectory, The Rochester Residences remains one of the more defensible mid-market options in the western corridor for buyers who prioritise location quality and employment-led rental demand over lease longevity.
FAQ
What is the average price for THE ROCHESTER RESIDENCES?
What is the rental yield for THE ROCHESTER RESIDENCES?
Is THE ROCHESTER RESIDENCES freehold or leasehold?
How many years are left on The Rochester Residences' lease?
The Rochester Residences holds a 99-year leasehold tenure commencing in 2005. As of 2026, approximately 79 years remain on the lease. For planning purposes, buyers should model the implications of this tenure using the lease decay calculator to understand how CPF usage restrictions and loan-to-value ratios will evolve over their intended holding period. The informal 60-year threshold — below which CPF usage becomes restricted and financing options narrow — is roughly 19 years away, giving current buyers a meaningful window before these constraints materially affect resale liquidity.
Which MRT stations serve The Rochester Residences and how far are they?
The development's primary MRT access point is Buona Vista MRT station, an interchange serving both the East-West Line (EWL) and the Circle Line (CCL). Buona Vista station is approximately a five-minute walk from the development entrance on Rochester Drive. One-North MRT station on the Circle Line is also within reasonable walking distance and provides direct access to the Biopolis and Fusionpolis employment clusters. The dual-line interchange at Buona Vista means residents can reach Raffles Place in under 20 minutes and connect to Harbourfront or Dhoby Ghaut without transfers, making the development exceptionally well-served by public transport for its location in the western part of the island.
Is The Rochester Residences suitable for families with school-going children?
The surrounding area is one of Singapore's most education-dense neighbourhoods, which is a significant draw for families. New Town Primary School, Queenstown Primary School, and the Singapore Polytechnic are all within the planning area. The National University of Singapore's main campus is approximately 10 minutes by bus, while INSEAD and ESSEC Business Schools attract an international academic community. For families who value proximity to tertiary institutions and an intellectual neighbourhood environment, the location is hard to fault. The unit mix, which includes two- and three-bedroom configurations in the 1,000–1,500 sq ft range, is practical for young families, though buyers should note the reported undersizing of recreational facilities relative to the number of units.
How does The Rochester Residences compare to newer developments in the one-north area?
Newer launches in the one-north corridor — such as One-North Eden (TOP 2025) and Blossoms By The Park — have entered the market at significantly higher psf levels, reflecting both the appreciation of the broader D5 land bank and the higher specification standards of recent completions. The Rochester Residences competes on price accessibility and established location, trading a newer build quality for a lower entry quantum. For investors, the lower price point improves yield arithmetic, while the proven rental track record reduces the execution risk associated with newly completed stock. Buyers prioritising modern fittings and longer residual lease should compare carefully against newer alternatives; buyers prioritising immediate rental income at a lower entry cost will find The Rochester Residences more compelling. Use the property comparison tool to run a side-by-side analysis against competing developments.
What are the typical unit sizes and configurations available?
The Rochester Residences offers units ranging from 840 sq ft (one-bedroom-plus-study) to approximately 1,948 sq ft (three- or four-bedroom). The 37-storey tower's 366-unit count across this size range produces a moderately dense configuration. Smaller units in the 840–1,000 sq ft bracket have been the most active in secondary market transactions and are primarily investor-held, feeding the expatriate rental market tied to the one-north employment precincts. Larger units in the 1,400–1,948 sq ft range attract family owner-occupiers and corporate tenants requiring multi-bedroom accommodation. Floor level has a material impact on liveability: upper floors command unobstructed views of the greenery corridor towards Kent Ridge and the city skyline, and residents consistently rate these as one of the development's standout features in occupier reviews.
What stamp duty costs should buyers budget for when purchasing The Rochester Residences?
Buyer's Stamp Duty (BSD) is payable by all purchasers and is tiered: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder up to S$1 million, with higher marginal rates applying above S$1 million following recent IRAS adjustments. Additional Buyer's Stamp Duty (ABSD) applies if you are purchasing as a Singapore Permanent Resident, foreigner, or if this is not your first residential property. For a Singapore citizen purchasing a first property at S$1.5 million, BSD is approximately S$44,600 with no ABSD payable. Use the stamp duty calculator to compute your exact obligation based on your residency status, property count, and intended purchase price.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 123 transactions analysed
- Rental data: 771 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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