The Venue Residences occupies a commanding position at the junction of Upper Serangoon Road and Macpherson Road in District 13 — an address that places residents within a three-minute walk of Potong Pasir MRT on the North East Line and within striking distance of both the city centre and the Bidadari new town that has been quietly reshaping this part of the Rest of Central Region. Developed by Crescent View Developments, a joint venture between City Developments Limited (CDL) and Hong Leong Holdings, the project completed in 2015 as a 99-year leasehold mixed-use development comprising 266 residential units across 17 storeys and 28 commercial units — 23 food-and-beverage outlets and five shops — stacked beneath on the ground floor. That ground-floor activation gives the estate a built-in buzz rarely seen in purely residential condominiums and has proven a durable draw for both owner-occupiers who prize convenience and tenants seeking lifestyle-ready living without surrendering central connectivity.
As of 2026, transacted prices at The Venue Residences range from approximately S$1,694 to S$2,194 per square foot, with the 12-month average sitting near S$1,916 psf — a figure that reflects steady RCR appreciation underpinned by genuine demand rather than speculative froth. The development's 84 recorded sales transactions since launch confirm active secondary-market liquidity, while rental values between S$4,500 and S$5,800 per month support gross yields in the 3.0–3.5% band, comfortably ahead of the broader District 13 condo average of 2.0–2.5%. For buyers evaluating mid-market RCR opportunities with walkable MRT access, embedded retail vibrancy, and meaningful proximity to the Bidadari precinct's long-term uplift story, The Venue Residences merits serious consideration.
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 13 — encompassing Macpherson, Potong Pasir, and their immediate environs — occupies a transitional zone between the dense urban fabric of Toa Payoh (D12) to the north and the Kallang–Geylang corridor (D14) to the south. For much of the 2000s the precinct was viewed as a "second-tier RCR" address: well-served by the NEL but lacking the cachet of districts closer to Orchard or Marina Bay. That narrative has been changing materially since HDB launched the 93-hectare Bidadari new town in the mid-2010s, introducing park connectors, Alkaff Lake, and a cohort of premium BTO residents who will become the next generation of private-market upgraders. The Venue Residences, launched in 2013 with a 99-year lease from 2012, was among the first private projects to capitalise on this forward momentum.
The North East Line has long been regarded as one of Singapore's most commuter-friendly MRT corridors. Potong Pasir station (NE10) is interchange-accessible at Dhoby Ghaut (NE6/NS24/CC1) in four stops — roughly eight minutes by train — putting the Orchard Road retail belt and the National Museum within easy reach. Bugis, Chinatown, and HarbourFront extend the NEL's usefulness southward. Bus connectivity along Upper Serangoon Road and Macpherson Road further supplements train access, meaning residents without cars face no meaningful mobility constraint. The Urban Redevelopment Authority's data consistently shows that walkable MRT proximity is among the strongest determinants of sustained resale price performance in the sub-S$2,500 psf RCR segment — a structural tailwind that directly benefits The Venue Residences.
The mixed-use format distinguishes this development from the many "pure residential" towers in the district. CDL and Hong Leong positioned the 28-unit commercial podium as a curated neighbourhood hub rather than a generic strip mall, and the result has been a stable F&B ecosystem that reduces residents' need to leave the estate for daily meals and errands. This kind of built-in amenity tends to strengthen tenant retention — a factor that resonates with landlords managing long-distance investment positions. The RCR market broadly posted a 4.9% year-on-year price increase as of early 2026, with analysts at leading agencies projecting continued moderate appreciation driven by constrained new supply — Singapore's 2026 private launch pipeline has contracted approximately 17% versus 2025 — and sustained upgrader demand from the Bidadari and Boon Keng HDB estates maturing toward the five-year minimum occupation period threshold.
We track 84 sales and 193 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE VENUE RESIDENCES dashboard.
- Average sale price: $1,674,553 across 84 transactions
- Estimated gross rental yield: 2.8%
- District 13 PSF ranking: Premium tier (top 25%)
- 99 yrs lease commencing from 2012 · RCR · D13 · 266 units
About THE VENUE RESIDENCES
THE VENUE RESIDENCES is a 99 yrs lease commencing from 2012 condominium, located at TAI THONG CRESCENT in District 13 (Macpherson, Braddell) (Rest of Central Region), comprising 266 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE VENUE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $1,686 psf | $835,000 |
| 1 BR | 4 | $1,611 psf | $888,250 |
| 2 BR | 38 | $1,720 psf | $1,446,889 |
| 3 BR | 38 | $1,695 psf | $1,966,284 |
| 4 BR | 1 | $1,770 psf | $2,438,888 |
| 5+ BR | 1 | $1,694 psf | $3,300,000 |
Sales Market Overview
THE VENUE RESIDENCES has recorded 84 sale transactions with an average transaction price of $1,674,553, ranging from $780,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 22 | $1,506 psf | $1,507,727 | — |
| 2022 | 20 | $1,627 psf | $1,439,394 | ↑ 8.1% |
| 2023 | 12 | $1,728 psf | $1,782,917 | ↑ 6.2% |
| 2024 | 11 | $1,859 psf | $1,910,424 | ↑ 7.5% |
| 2025 | 12 | $1,902 psf | $2,041,574 | ↑ 2.3% |
| 2026 | 7 | $1,907 psf | $1,685,143 | ↑ 0.2% |
THE VENUE RESIDENCES ranks in the top 25% of condos in District 13 by average PSF.
Compared to the RCR average of $2,049 psf, THE VENUE RESIDENCES trades 16.9% below the segment benchmark.
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Rental Market Overview
THE VENUE RESIDENCES has recorded 193 rental transactions with monthly rents averaging $3,955/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 57 | $2,973/mo | $2,200/mo | $4,000/mo |
| 2 BR | 96 | $3,915/mo | $2,750/mo | $6,000/mo |
| 3 BR | 27 | $5,122/mo | $3,400/mo | $7,200/mo |
| 4 BR | 13 | $6,134/mo | $3,920/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 38 | $3,081/mo |
| 2022 | 36 | $3,463/mo |
| 2023 | 42 | $4,527/mo |
| 2024 | 26 | $4,200/mo |
| 2025 | 41 | $4,368/mo |
| 2026 | 10 | $4,315/mo |
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Investment Analysis
Based on average rents and sale prices, THE VENUE RESIDENCES delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,230 psf | 395 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 290 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,709 psf | 271 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,147 psf | 248 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows THE VENUE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE VENUE RESIDENCES
- Potong Pasir MRT
- Geylang Bahru MRT
- Woodleigh MRT
- Boon Keng MRT
- Bendemeer Secondary School
- Bendemeer Primary School
- Stamford Primary School
Nearby MRT Stations
THE VENUE RESIDENCES is 290m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 290m |
| Geylang Bahru | DT24 | Downtown Line | 850m |
| Woodleigh | NE11 | North-East Line | 1.2 km |
| Boon Keng | NE9 | North-East Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of THE VENUE RESIDENCES, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | Secondary | 1.0 km |
| Bendemeer Primary School | Primary | 1.0 km |
| Stamford Primary School | Primary | 1.1 km |
| Assumption Pathway School | Secondary | 1.1 km |
| Hong Wen School | Primary | 1.5 km |
| Red Swastika School | Primary | 1.5 km |
| Balestier Hill Primary School | Primary | 1.7 km |
| Bartley Secondary School | Secondary | 1.7 km |
| School of Science and Technology | Jc | 1.8 km |
| De La Salle School | Primary | 1.9 km |
| Beatty Secondary School | Secondary | 1.9 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.9 km |
The single most compelling strength of The Venue Residences is its three-minute walk to Potong Pasir MRT. In Singapore's private residential market, the premium ascribed to genuine walkable MRT access — as opposed to the "5-minute drive" euphemism common in property listings — is well-documented and persistent. Buyers and tenants consistently pay a meaningful premium over comparable developments one or two MRT stops away on foot rather than rail. At The Venue Residences, this is a factual attribute: the station entrance on Tai Thong Crescent is a direct, covered-walkway-adjacent stroll that most residents achieve in under four minutes without breaking stride.
The CDL–Hong Leong pedigree matters beyond marketing. Both developers have decades of track records in Singapore for construction quality, estate management standards, and reliable TOP timelines. The Venue Residences was handed over without significant defect controversies, and the MCST management has maintained the estate's facilities — infinity pool, gymnasium, steam room, yoga patio, children's pool, and BBQ facilities — in good condition through its first decade of operation. This translates to lower maintenance anxiety for buyers who intend to rent the unit out remotely and cannot oversee day-to-day condition personally.
The mixed-use ground-floor activation is a structural advantage that pure residential projects cannot replicate post-construction. Having 23 F&B outlets and five retail shops within the same building means residents gain access to morning coffee, lunch options, and evening dining without leaving the estate. This walkability at micro-scale reduces daily friction and is a strong letting point for expatriate tenants and young professionals who prioritise convenience. It also contributes to the estate's street-level vitality, which tends to deter the "ghost estate" perception that sometimes afflicts under-managed mixed developments.
The Bidadari proximity effect provides a medium-term capital growth catalyst that is structural rather than speculative. As the roughly 10,000 Bidadari BTO units progressively clear their minimum occupation periods through the late 2020s, a wave of cash-rich HDB upgraders will be scanning the private resale market in D13 and immediately adjacent districts. The Venue Residences, priced below the S$2,200 psf ceiling that most upgrader budgets top out at for non-CCR assets, sits squarely in the price band this demand cohort targets. The same dynamic applies to Boon Keng estate residents, whose proximity to the Potong Pasir NEL node makes D13 resales the most logical upgrade destination.
Unit typology breadth — from 495-square-foot one-bedders through 2,142-square-foot penthouses, plus the dual-key 3-bedroom format — means the development caters simultaneously to single professional tenants, young couples, and multi-generational families. The dual-key configuration in particular appeals to buyers who wish to live in one portion while sub-letting the other, effectively subsidising mortgage servicing costs through rental income — a structure that our Cash Flow Calculator can model in detail across different occupancy assumptions.
The most salient risk at The Venue Residences is lease decay. With the 99-year leasehold tenure commencing in 2012, the development entered 2026 with approximately 86 years remaining — comfortably within the threshold that most banks require for standard mortgage financing (typically 30 years above the loan tenure), but the clock is running. Buyers financing purchases with a 25-year loan should run through our Lease Decay Calculator to quantify the impact on future resale valuation, particularly if they intend to hold for 15–20 years before exiting. CPF usage rules also impose a pro-ration of the allowable withdrawal amount for leasehold properties where the remaining lease at the time of purchase does not cover the youngest buyer to age 95 — a constraint that becomes more binding with each passing year and limits the eventual pool of CPF-funded buyers.
The commercial-unit interface that constitutes a strength during normal operations can become a friction point if tenancy quality deteriorates. F&B turnover is structurally high; should the 23 restaurant units cycle through lower-quality tenants or develop persistent vacancies, the ground-floor ambience that supports the "lifestyle hub" premium could erode. MCST oversight of the commercial podium is therefore more complex than at a purely residential estate, and buyers should review the management corporation's track record on commercial lease management before committing.
The pricing band compression risk is worth noting. At S$1,916 psf average, The Venue Residences is priced above nearby HDB executive condominiums and some newer OCR launches, yet below the CCR threshold that attracts institutional capital. If a wave of new RCR supply in adjacent districts — Kallang, Potong Pasir, or Geylang — reaches the market simultaneously, price competition in the S$1,700–S$2,200 psf range could compress gains. Singapore's 2026 private launch pipeline has contracted, which mitigates near-term supply pressure, but buyers should track the URA's Government Land Sales programme for any new confirmed list sites in D13 and D14.
Finally, buyers should be aware that the estate's 266-unit scale and the presence of commercial units means sinking fund and maintenance fee levels require scrutiny. Mixed-use MCSTs typically carry higher operating costs than their purely residential counterparts of equivalent size, and any deferred capital expenditure on the commercial podium's infrastructure eventually flows through to the residential contributions. Prospective purchasers should request the latest MCST financial statements and AGM minutes to verify the sinking fund is adequately provisioned.
- ✅ HDB Upgrader from Bidadari or Boon Keng: The Venue Residences sits squarely in the S$1.8–2.2M price range that well-capitalised Bidadari or Boon Keng HDB upgraders target after clearing their minimum occupation period. The Potong Pasir NEL walkability, familiar neighbourhood feel, and mixed-use F&B podium replicate the HDB town-centre convenience these buyers value, easing the psychological transition to private living. Entry ticket around S$1.6–1.9M for a 2-bedroom unit is achievable without breaching the Total Debt Servicing Ratio ceiling for dual-income households earning combined S$12,000–S$15,000 monthly — use our TDSR Calculator to validate the numbers against your specific income profile.
- ✅ Young Professional Renting Out a 1-Bedroom Unit: The 495–753 sq ft one-bedroom tier targets the high-demand expatriate and young professional rental segment that prizes walkable MRT access and F&B convenience over estate scale. With rents for 1-bedders in the S$3,200–S$4,000 range and purchase prices around S$1.0–1.2M, gross yields on smaller units can reach 3.8–4.2% — ahead of the RCR average. The ROI Calculator can stress-test net yield after management fees, property tax, and maintenance contributions.
- ✅ Dual-Key Investor Seeking Mortgage Subsidy: The 3-bedroom dual-key configuration (1,378 sq ft) allows the owner to occupy one studio key while sub-letting the attached suite, generating rental income that partially offsets the monthly mortgage instalment. For Singaporean citizens purchasing as a second property who have absorbed the Additional Buyer's Stamp Duty hit, this structure materially improves holding-period cash flow. Model the blended yield and after-tax cash position using our Cash Flow Calculator before committing.
- ⚠️ Longer-Horizon Capital Appreciation Buyer: Buyers targeting 10–15 year appreciation from the Bidadari upgrader wave and RCR supply compression will find the investment thesis coherent, but the 99-year lease tenure requires careful modelling of the lease-decay discount as the property ages. The window for full CPF financing will narrow over the holding period. A 10-year scenario showing entry at S$1,916 psf and exit at a conservatively modelled S$2,200 psf (assuming 1.5% annual real appreciation and standard lease-decay haircut) still yields a meaningful internal rate of return — but only if acquisition and transaction costs are properly accounted for in the stamp duty and total cost modelling.
- ⚠️ Retiree or Near-Retiree Downsizer: The three-minute walk to Potong Pasir MRT and the on-site F&B podium make The Venue Residences genuinely car-lite-friendly — a real quality-of-life advantage for older buyers who prefer not to drive. However, the 99-year leasehold tenure means CPF accrued interest repayment on eventual sale could erode net cash proceeds for buyers who purchased using CPF funds and intend to hold for 20-plus years. Freehold alternatives in adjacent District 12 may offer a better tenure profile for this segment's timeline.
- ⚠️ Foreign Buyer or PR Seeking RCR Address: Non-citizens face a 60% Additional Buyer's Stamp Duty on residential purchases, which fundamentally alters the investment arithmetic regardless of the underlying property quality. For a 2-bedroom unit at S$1.7M, the ABSD alone exceeds S$1.02M — a cost that can only be recovered if the property appreciates substantially or rental yield is compressed into a multi-decade hold. Permanent residents face a 5% ABSD on a first purchase, which is more manageable but still requires careful stamp duty planning. The location and mixed-use credentials remain attractive; the tax math demands scrutiny.
The Venue Residences earns a measured recommendation for buyers who value genuine MRT walkability, mixed-use vitality, and structural proximity to the Bidadari upgrader demand wave over a 7–12 year horizon. The CDL and Hong Leong development pedigree, the estate's well-maintained facilities after a decade of occupation, and the rare ground-floor commercial activation combine to make this a differentiated product in the S$1,700–S$2,200 psf RCR band. Rental yields in the 3.0–3.5% range comfortably exceed both the CPF Ordinary Account rate and the broader D13 condo average, providing a defensible carry position for investors willing to absorb Singapore's elevated stamp-duty regime.
The principal caveat is lease duration. At approximately 86 years remaining in 2026, the development is not yet in the territory where lease-decay discounts materially impair valuations, but buyers with a 15–20 year holding horizon must model the erosion carefully — particularly regarding CPF usage eligibility for future buyers and the pro-ration rules that apply as the remaining lease shrinks below the 60-year mark. Buyers who run the numbers honestly and account fully for acquisition costs, stamp duty, and a conservative lease-decay scenario will still find the risk-adjusted return profile competitive within the RCR mid-market universe. For District 13 in particular, where the Bidadari narrative is real rather than aspirational, The Venue Residences occupies a sweet spot between affordability and location quality that few comparable 99-year leasehold projects in the precinct can match.
FAQ
What is the average price for THE VENUE RESIDENCES?
What is the rental yield for THE VENUE RESIDENCES?
Is THE VENUE RESIDENCES freehold or leasehold?
What is the lease situation and how does it affect financing?
The Venue Residences holds a 99-year leasehold tenure commencing in 2012, leaving approximately 86 years on the lease as of 2026. Most major Singapore banks will finance purchases on this lease without restriction when the buyer's loan tenure does not exceed the remaining lease minus 30 years — meaning loans of up to 56 years' tenor are theoretically eligible, though MAS's Total Debt Servicing Ratio rules cap practical loan tenures at 30 years for most borrowers. CPF usage is currently unrestricted for buyers where the remaining lease covers the youngest buyer to age 95. Buyers who expect to hold the unit for 15-plus years should model how the lease-decay discount may affect resale valuation using our Lease Decay Calculator.
What additional buyer's stamp duty applies if I already own a property?
Singapore Citizens purchasing a second residential property pay 20% ABSD on the purchase price; a third or subsequent property attracts 30% ABSD. Singapore Permanent Residents pay 5% on a first residential purchase and 30% on the second. Foreign buyers pay 60% regardless of ownership count. On a S$1.8 million purchase, the ABSD for an SC buying a second property amounts to S$360,000 — a sum that must be funded in cash (CPF cannot be used for ABSD). This significantly alters the total acquisition cost and effective yield calculation. Use our Stamp Duty Calculator together with the Total Cost Calculator to map out all-in acquisition costs before committing.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 84 transactions analysed
- Rental data: 193 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 THE VENUE RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 435 condo transactions recorded in District 13 over the last 12 months, 91% resale, 9% sub sale, 0% new 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 13 reads 118.3 as of June 2026 — up 10.0% 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 THE VENUE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Toa Payoh — 4-room average $929,793 (370m away), an upgrader gap of about $750,000
- Kallang/whampoa — 4-room average $882,887 (510m away), an upgrader gap of about $800,000
- Geylang — 4-room average $761,443 (1.5 km away), an upgrader gap of about $950,000