The Vision sits in one of District 5’s more strategically interesting pockets — the West Coast / Pasir Panjang spine that runs between the National University of Singapore campus, the Pasir Panjang business corridor and the future Greater Southern Waterfront coastline. A 281-unit, 99-year leasehold development with its lease commencing in 2008 and a reported TOP in the early 2010s, the project offers buyers a mid-tenure entry into a district whose long-run thesis the URA Master Plan has explicitly underwritten. With 79 sales transactions on file, price discovery is modest but workable. This review considers what the location, lease profile and wider District 5 market imply for buyers approaching The Vision in 2026.
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 has spent the past decade moving from a quiet university-adjacent enclave to one of Singapore’s more structurally interesting west-region residential markets. Three pillars shape the demand picture. First, the Greater Southern Waterfront — a multi-decade redevelopment of the former PSA port lands stretching from Pasir Panjang to Marina South — sits within walking and short-bus distance of The Vision, and is one of the largest land-banked transformations in Singapore’s pipeline. Second, the one-north precinct (Biopolis, Fusionopolis, Mediapolis) plus Singapore Science Park continue to deepen the west’s biomedical, ICT and media employment base. Third, NUS and NUH anchor a stable academic and healthcare tenant pool. Connectivity has improved materially with Pasir Panjang MRT on the Circle Line linking directly to Buona Vista, HarbourFront and the CBD via interchange. Buyers should cross-reference recent caveats on the URA private property transactions portal and benchmark against neighbouring projects via the price heatmap before forming a price view.
We track 79 sales and 360 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE VISION dashboard.
- Average sale price: $1,896,333 across 79 transactions
- Estimated gross rental yield: 3.2%
- District 5 PSF ranking: Mid-range (top 67%)
- 99 yrs lease commencing from 2008 · OCR · D5 · 281 units
About THE VISION
THE VISION is a 99 yrs lease commencing from 2008 condominium, located at WEST COAST CRESCENT in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Outside Central Region), comprising 281 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE VISION:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 31 | $1,461 psf | $1,291,935 |
| 3 BR | 33 | $1,486 psf | $1,943,667 |
| 4 BR | 5 | $1,404 psf | $2,287,980 |
| 5+ BR | 10 | $748 psf | $3,417,939 |
Sales Market Overview
THE VISION has recorded 79 sale transactions with an average transaction price of $1,896,333, ranging from $1,110,000 to $3,618,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 28 | $1,256 psf | $1,772,996 | — |
| 2022 | 19 | $1,435 psf | $1,734,368 | ↑ 14.3% |
| 2023 | 11 | $1,495 psf | $2,175,364 | ↑ 4.1% |
| 2024 | 10 | $1,413 psf | $2,137,389 | ↓ 5.5% |
| 2025 | 9 | $1,408 psf | $2,116,167 | ↓ 0.3% |
| 2026 | 2 | $1,584 psf | $1,432,500 | ↑ 12.5% |
THE VISION ranks in the top 67% of condos in District 5 by average PSF.
Compared to the OCR average of $1,550 psf, THE VISION trades 11.1% below the segment benchmark.
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Rental Market Overview
THE VISION has recorded 360 rental transactions with monthly rents averaging $5,121/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 14 | $8,221/mo | $6,100/mo | $10,000/mo |
| 2 BR | 142 | $3,864/mo | $2,500/mo | $5,000/mo |
| 3 BR | 175 | $5,564/mo | $3,400/mo | $8,500/mo |
| 4 BR | 29 | $7,101/mo | $4,800/mo | $10,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 84 | $4,171/mo |
| 2022 | 84 | $4,771/mo |
| 2023 | 62 | $5,753/mo |
| 2024 | 54 | $5,790/mo |
| 2025 | 53 | $5,571/mo |
| 2026 | 23 | $5,552/mo |
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Investment Analysis
Based on average rents and sale prices, THE VISION 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 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows THE VISION (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE VISION
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
- National University of Singapore
Nearby Schools
There are 6 schools within 2 km of THE VISION.
| School | Type | Distance |
|---|---|---|
| Kent Ridge Secondary School | Secondary | 1.1 km |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| National University of Singapore | Tertiary | 1.4 km |
| Anglo-Chinese School (Independent) | Secondary | 1.7 km |
| Clementi Town Secondary School | Secondary | 1.9 km |
| Clementi Primary School | Primary | 2.0 km |
- Greater Southern Waterfront optionality: The Vision sits squarely in the GSW catchment under the URA Master Plan. While the redevelopment cash-flow timeline is long-dated (2030–2050+), the structural tailwind for west-coast land values is one of the more credible multi-decade theses in Singapore residential.
- Employment-rich catchment: Proximity to NUS, NUH, Singapore Science Park and one-north (Biopolis, Fusionopolis) underpins a diversified rental demand pool spanning academic staff, postgraduate researchers, biomedical professionals and tech tenants — less cyclical than CBD-only catchments.
- Decent residual lease: With the 99-year lease commencing in 2008, roughly 81 years remain as of 2026 — comfortably above the 60-year threshold where lease-decay discounting and CPF-usage restrictions tighten materially. Model the curve with the lease decay calculator.
- Green-belt liveability: West Coast Park, Kent Ridge Park and the southern ridges trail network offer a recreational footprint that is difficult to replicate in denser inland districts — a quality-of-life premium that supports owner-occupier demand.
- Right-sized estate at 281 units: Large enough to support facility maintenance economies of scale, small enough to avoid the anonymity and lift-queue dynamics of mega-developments.
- Established neighbourhood: Mature surrounding amenities, hawker options along Pasir Panjang Road, and proximity to NUS and Science Park mean the project trades on lived-experience rather than masterplan promises alone.
- Lease-decay clock running: Although roughly 81 years remain, the 99-year tenure means the lease-decay drag compounds from the late 2040s onward as remaining tenure drops below 60 years. Buyers with multi-decade horizons should price this explicitly rather than assume tenure-neutral exit.
- Exit competition from newer west-coast launches: Recent and upcoming launches in Clementi, Pasir Panjang and the broader west region introduce newer specifications and smaller efficient layouts that may pressure resale absorption for early-2010s vintage stock.
- Thin transaction base: Only 79 sales on file means individual outlier caveats can disproportionately move reported averages; price discovery is less granular than at higher-velocity estates — cross-check via the URA caveats portal.
- GSW timing risk: The Greater Southern Waterfront thesis is structurally credible but its cash-flow benefit to nearby residential is back-loaded into the 2030s–2040s. Over-paying today on a 2040s narrative compounds opportunity cost meaningfully.
- MRT walkability nuance: Pasir Panjang MRT is on the Circle Line but the walk involves a stretch along a busy arterial; buyers prioritising sub-5-minute covered access should verify on site rather than rely on map-distance.
- Interest-rate sensitivity: For leveraged purchases, current MAS benchmark rates remain materially above the 2020–2022 trough, compressing leveraged yield. Stress-test affordability via the TDSR calculator before committing.
The Vision tends to suit buyers whose horizon and household profile align with the project’s mid-lease, location-driven thesis rather than with chasing the newest-launch novelty. Singapore Citizen owner-occupiers with NUS, NUH, Science Park or one-north employment ties may find the commute economics compelling, particularly families wanting the West Coast Park green belt and the cluster of established District 5 schools. Singapore PR upgraders moving out of HDB will find the residual 81-year lease workable for CPF-funded mortgages while still offering meaningful holding-period flexibility — the affordability calculator and stamp duty calculator should anchor the budget envelope before viewing. Yield-oriented investors should triangulate the NUS, NUH and one-north tenant pool against ABSD friction; SC2 and PR-second-property buyers face IRAS ABSD that materially raises the entry hurdle — model the after-ABSD breakeven with the ROI calculator. Foreign buyers face the highest ABSD tier and should weigh The Vision primarily on rental durability and exit liquidity rather than capital-gains optimism on the GSW story.
The Vision is not the project to buy if the goal is the newest fittings, a freehold tenure or the smallest, most rentable shoebox layout in the west. It is, however, a credible mid-tenure entry into a district whose employment, infrastructure and masterplan trajectory the URA has explicitly back-stopped. With roughly 81 years of lease remaining, a 281-unit estate footprint, and direct exposure to the NUS / one-north / Science Park employment belt and the Greater Southern Waterfront upside, the project warrants serious shortlisting for buyers whose holding horizon and west-coast logic already line up. Run peer comparables on the comparison tool before committing — individual stack, floor and layout efficiency will matter as much as the project-level thesis, and the 79-transaction base means stack-level due diligence is essential.
FAQ
What is the average price for THE VISION?
What is the rental yield for THE VISION?
Is THE VISION freehold or leasehold?
Is the Greater Southern Waterfront story already priced in?
What stamp duties apply for a foreign buyer?
How should I stress-test affordability before viewing?
How much lease does The Vision have left?
What is the realistic rental tenant pool?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 79 transactions analysed
- Rental data: 360 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 VISION
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% new sale, 3% 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 5 reads 136.5 as of June 2026 — down 4.3% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 5 could add roughly 405 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing THE VISION against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (190m away), an upgrader gap of about $1,050,000