V on Shenton is one of the most recognisable addresses in Singapore's Central Business District — a soaring 54-storey residential tower rising from 5A Shenton Way, District 1, in the heart of the Downtown Core. Developed by UIC Investments (Properties) Pte Ltd on the site of the former UIC Building, the project was completed in 2017 and sits on a 99-year leasehold tenure commencing 2011. Its 510 apartments span 1-bedroom to 4-bedroom layouts ranging from a compact 441 sq ft to a generous 3,918 sq ft, serving a diverse mix of urban professionals, dual-income couples, and high-net-worth investors who prize proximity to Singapore's financial epicentre above all else.
The tower is part of a mixed-use development that integrates 14 floors of Grade-A office space in the adjoining UIC Building, giving V on Shenton a genuinely vertical live-work character unique among CBD condominiums. Residents benefit from a direct underground pedestrian connection to Downtown MRT (Circle Line) and are within a short walk of the newly opened Shenton Way MRT station on the Thomson-East Coast Line — two rail lines that together reach Orchard Road, Marina Bay, and Changi Airport without a single transfer. At the time of writing, recent resale transactions at V on Shenton have traded in the range of S$1,776–S$2,199 per square foot, with an average of approximately S$1,952 psf over the past 12 months, placing it firmly in the mid-tier of CCR condominium pricing relative to newer Marina Bay or Tanjong Pagar launches.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Shenton Way corridor has undergone a sustained transformation since the Urban Redevelopment Authority's 2019 Master Plan earmarked the district for mixed-use intensification, better pedestrian connectivity, and enhanced street-level activations. V on Shenton was among the vanguard projects that set this tone, with its podium-level sky garden, rooftop amenities, and seamless link to the Downtown MRT underground concourse. The completion of the Thomson-East Coast Line's central segment — and specifically the Shenton Way TEL station directly beneath the development — materially upgraded its transport credentials from already-strong to genuinely exceptional. Commuters can now reach Gardens by the Bay East, East Coast, and Woodlands without changing trains, expanding the effective catchment of corporate tenants beyond the traditional financial district enclave.
Buyer composition at V on Shenton reflects the international character of the CBD: approximately 54.6% Singaporean, 15.4% Permanent Resident, and 26.3% foreigner, with companies accounting for the remainder. This foreigner-heavy ownership profile, rare even for prime CCR condominiums, speaks to the building's positioning as a corporate serviced-apartment alternative for senior expatriates on company tenancy agreements. The surrounding precinct offers immediate access to Lau Pa Sat (Telok Ayer Market), Amoy Street Food Centre, the Marina Bay waterfront promenade, Raffles Place MRT interchange, and an ever-expanding portfolio of CBD-fringe F&B, wellness, and co-working venues that have emerged since 2019. For investors seeking District 1 property data and price trends, the sub-district's consistent rental absorption from banking, legal, and technology tenants makes V on Shenton a relevant reference point for CBD yield benchmarking.
The URA's official property transaction records confirm that the Shenton Way micro-market has seen price resilience despite the Additional Buyer's Stamp Duty (ABSD) headwinds that dampened broader CCR volumes from 2023 onward. V on Shenton's liquidity — with roughly 90 recorded resale transactions since TOP in 2017 — compares favourably to smaller boutique towers in the same district, giving buyers reasonable confidence that exit options exist across market cycles.
We track 90 sales and 1388 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the V ON SHENTON dashboard.
- Average sale price: $2,304,124 across 90 transactions
- Estimated gross rental yield: 2.8%
- District 1 PSF ranking: Mid-range (top 53%)
- 99 yrs lease commencing from 2011 · CCR · D1 · 510 units
About V ON SHENTON
V ON SHENTON is a 99 yrs lease commencing from 2011 condominium, located at SHENTON WAY in District 1 (Raffles Place, Marina, Cecil, People's Park) (Core Central Region), developed by UIC INVESTMENTS (PROPERTIES) PTE LTD, comprising 510 residential units, completed in 2017.
With approximately 84 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 V ON SHENTON:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 19 | $2,166 psf | $1,004,000 |
| 1 BR | 7 | $2,030 psf | $1,276,270 |
| 2 BR | 8 | $1,901 psf | $1,736,250 |
| 3 BR | 25 | $1,949 psf | $2,163,000 |
| 4 BR | 31 | $2,160 psf | $3,593,428 |
Sales Market Overview
V ON SHENTON has recorded 90 sale transactions with an average transaction price of $2,304,124, ranging from $900,000 to $4,318,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $2,135 psf | $3,004,553 | — |
| 2022 | 17 | $2,126 psf | $2,570,312 | ↓ 0.4% |
| 2023 | 12 | $2,164 psf | $2,505,907 | ↑ 1.8% |
| 2024 | 18 | $2,032 psf | $2,250,136 | ↓ 6.1% |
| 2025 | 18 | $1,976 psf | $1,552,000 | ↓ 2.7% |
| 2026 | 6 | $1,905 psf | $1,346,667 | ↓ 3.6% |
V ON SHENTON ranks in the top 53% of condos in District 1 by average PSF.
Compared to the CCR average of $2,447 psf, V ON SHENTON trades 15.4% below the segment benchmark.
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Rental Market Overview
V ON SHENTON has recorded 1388 rental transactions with monthly rents averaging $5,417/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 362 | $3,409/mo | $2,200/mo | $4,800/mo |
| 1 BR | 359 | $4,212/mo | $2,499/mo | $14,000/mo |
| 2 BR | 468 | $6,102/mo | $3,400/mo | $8,500/mo |
| 3 BR | 190 | $8,655/mo | $6,000/mo | $14,000/mo |
| 4 BR | 9 | $30,311/mo | $17,800/mo | $48,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 233 | $4,226/mo |
| 2022 | 300 | $5,453/mo |
| 2023 | 260 | $5,875/mo |
| 2024 | 255 | $5,997/mo |
| 2025 | 260 | $5,260/mo |
| 2026 | 80 | $5,927/mo |
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Investment Analysis
Based on average rents and sale prices, V ON SHENTON delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 1
Side-by-side comparison against the most actively traded condos in District 1 (Raffles Place, Marina, Cecil, People's Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ONE MARINA GARDENS | 99 yrs lease commencing from 2023 | 937 | $2,957 psf | 633 |
| THE SAIL @ MARINA BAY | 99-year leasehold | 1111 | $2,011 psf | 268 |
| MARINA ONE RESIDENCES | 99 yrs lease commencing from 2011 | 1042 | $2,320 psf | 209 |
| UNION SQUARE RESIDENCES | 99 yrs lease commencing from 2024 | 366 | $3,149 psf | 155 |
| ONE SHENTON | 99 yrs lease commencing from 2005 | 341 | $1,774 psf | 104 |
Location Map
Map shows V ON SHENTON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- V ON SHENTON
- Shenton Way MRT
- Tanjong Pagar MRT
- Downtown MRT
- Maxwell MRT
- Telok Ayer MRT
- Outram Secondary School
- Cantonment Primary School
Nearby MRT Stations
V ON SHENTON is 140m from Shenton Way MRT (Thomson-East Coast Line), with 20 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Shenton Way | TE19 | Thomson-East Coast Line | 140m |
| Tanjong Pagar | EW15 | East-West Line | 290m |
| Downtown | DT17 | Downtown Line | 460m |
| Maxwell | TE18 | Thomson-East Coast Line | 560m |
| Telok Ayer | DT18 | Downtown Line | 570m |
| Marina Bay | NS27 | North-South Line | 610m |
| Marina Bay | CC33 | Circle Line | 610m |
| Marina Bay | CE2 | Circle Line | 610m |
Nearby Schools
There are 2 schools within 2 km of V ON SHENTON.
| School | Type | Distance |
|---|---|---|
| Outram Secondary School | Secondary | 1.7 km |
| Cantonment Primary School | Primary | 1.7 km |
Dual-line MRT connectivity. The simultaneous proximity of Downtown MRT (Circle Line, CC11) via underground linkway and Shenton Way MRT (Thomson-East Coast Line, TE20) via direct basement access is a genuine differentiator. Fewer than a handful of residential addresses in Singapore sit astride two separate heavy-rail lines in this way. For tenants, the convenience of reaching Orchard, Marina Bay Financial Centre, or Woodlands Regional Centre without leaving the air-conditioned underground network commands a consistent rental premium relative to comparable-sized units in peripheral CCR locations.
Landmark mixed-use address. The integration with 14 floors of Grade-A UIC Building office space imbues V on Shenton with a prestige that pure-residential towers cannot replicate. Corporate tenants signing short-duration leases on behalf of expatriate staff routinely target mixed-use addresses for their proximity to meeting rooms, concierge services, and the symbolic cachet of a Shenton Way postal code. This drives consistent occupancy even during broader market downturns, as evidenced by the development's 26.3% foreign-owner share — a proxy for sustained corporate rental demand.
Compelling yield metrics. At approximately 4.1% gross rental yield, V on Shenton outperforms the broad CCR condominium average (typically 2.8–3.4%) by a meaningful margin. The compressed entry prices relative to newer Marina Bay launches (where psf can exceed S$3,000) allow buyers to lock in higher yield-on-cost even as monthly rents for 1-bedroom units start around S$4,000 and peak beyond S$12,000 for larger configurations. Investors who use our cash-flow calculator to model a S$1.8 million 1-bedroom acquisition will find that — with a 75% LTV loan and current rental rates — the property can approach cash-flow neutrality on a pre-tax basis, which is unusual for CCR assets.
Sky-high amenity floor and panoramic views. The sky garden, sea-facing gymnasium, swimming pool, private lounge, day-bed island, reading oasis, and surf lounge sit at elevation, capturing unobstructed views of Marina Bay, Sentosa, and the Southern Islands. These amenities were designed with a hotel-grade brief and remain competitive against newer launches, reducing the depreciation drag that often afflicts older condominium facilities.
Established price floor with realistic upside. At an average recent resale of S$1,952 psf, V on Shenton trades at a meaningful discount to new launches in the Tanjong Pagar and Marina Bay sub-districts. Buyers entering today face a materially lower entry cost than those who purchased at launch, with the TEL station now open and fully priced into the rental market but arguably not yet fully priced into the secondary resale market — a potential valuation lag that capital-gains-oriented buyers may find appealing.
99-year leasehold decay. With the lease commencing 2011, V on Shenton will cross the 50-year threshold in 2061 and the 60-year threshold in 2071. Singapore's CPF withdrawal rules and bank financing policies begin to tighten materially once a leasehold property's remaining tenure drops below 60 years, which will occur within the investment horizon of many current buyers. Use the lease-decay calculator to model how CPF accrued interest and bank LTV restrictions compound over your expected holding period. Buyers planning to hold for 20+ years should factor in the structural decline in financeable loan quantum as the lease shortens.
Historical resale losses on early buyers. A number of buyers who purchased at launch prices in 2012–2013 subsequently sold at losses of between 8% and 18% in nominal terms when resale transactions were recorded in 2022–2023. While the resale market has stabilised and psf averages have recovered above many 2012 launch prices, this track record underscores the importance of not overpaying at CCR launches and of stress-testing holding-period assumptions with our ROI calculator.
ABSD exposure for foreign buyers. At 60% ABSD for foreigners (as of current rates), the effective all-in cost for a S$2 million unit exceeds S$3.2 million. This dramatically compresses the pool of exit buyers and extends typical holding periods, reducing liquidity precisely when a foreign buyer may need it most. The 26.3% foreign-ownership share is a double-edged sword: it validates rental demand but concentrates resale risk in a buyer pool that faces the highest transaction costs in the market.
Competition from newer CCR supply. Tanjong Pagar and Marina Bay continue to attract high-specification new launches — Skywaters Residences, Newport Residences, and One Bernam — that compete for the same corporate tenant pool. As these buildings offer fresher finishes, longer remaining leases, and in some cases freehold tenure, V on Shenton's comparative value proposition will need to be anchored on price rather than product quality in the medium term.
Weekend quietude and limited family amenities. The CBD empties significantly on weekends, and the surrounding precinct lacks the everyday retail, supermarket, and school infrastructure that drives family demand. The nearest international schools require a commute, and the absence of a large-format supermarket within walking distance is a practical limitation for owner-occupiers with school-age children. V on Shenton is primarily an investor-yield or professional-tenant play, not a family lifestyle destination.
- ✅ CBD-based financial professional (owner-occupier): Walking distance to Raffles Place and Marina Bay Financial Centre offices, dual-line MRT, and hotel-grade sky amenities make this an ideal lock-up-and-leave primary residence. The Shenton Way TEL station removes the one remaining commute friction for professionals whose offices are north of Orchard or east along the coast.
- ✅ Singapore-based investor targeting yield: At ~4.1% gross yield and an entry psf below comparable new launches, V on Shenton offers one of the more attractive yield-on-cost propositions available in District 1 today. The diversified tenant base (finance, legal, tech) and high foreign-professional demand support consistent occupancy. Model your numbers with the cash-flow and mortgage calculators before committing.
- ✅ Corporate housing buyer (company purchase): Mixed-use address, serviced-apartment-quality amenities, and proximity to major corporate offices suit companies placing expatriate staff on 12–24-month assignments. The 3.6% company-buyer share in current ownership reflects exactly this use case. ABSD for companies should be modelled carefully.
- ⚠️ Foreign individual buyer: The 60% ABSD burden makes the all-in acquisition cost extremely high relative to expected capital gains. Rental yield can partially offset the duty over a long hold, but the lease-decay trajectory and restricted exit pool make this a high-risk, long-duration trade. Foreigners should compare the total cost of ownership — including stamp duties and financing restrictions — against alternatives before proceeding.
- ⚠️ Family seeking a permanent home: The CBD location and weekend quiet, combined with the absence of nearby international schools or large supermarkets, make this a challenging lifestyle fit for families with school-age children. The unit mix skews small (1- and 2-bedrooms dominate); larger 3- and 4-bedroom configurations exist but command a significant premium. Families who already work in the CBD and have older children or no children may still find the address compelling.
- ❌ Conservative capital-preservation buyer: The leasehold structure, historical instances of nominal resale losses among early buyers, and the competitive pressure from newer freehold or longer-lease CCR launches create meaningful capital-risk. Buyers prioritising preservation of principal over yield should model worst-case scenarios using the total-cost calculator and consider whether the CCR risk premium is appropriate for their portfolio.
V on Shenton occupies a genuinely compelling position in the Singapore residential market — an established, income-generating CBD asset with dual MRT access, hotel-quality amenities, and a demonstrable rental yield that outpaces most comparable CCR condominiums. For investors and professionals who value address prestige, transport connectivity, and yield over capital-gains momentum, it represents one of the more defensible entry points available in District 1 today.
That said, the leasehold clock is ticking, and buyers must internalise — not dismiss — the financing and CPF restrictions that will materialise as the remaining lease narrows over the next two decades. The historical loss-making resale transactions among early buyers are a genuine data point, not an outlier: CBD condominiums can and do underperform over short to medium holding periods when purchased at inflated launch premiums. Current secondary-market pricing is more rational, but discipline on entry price remains essential. Use the stamp-duty calculator, the affordability calculator, and the mortgage calculator in sequence to stress-test your financing structure before committing.
On balance, V on Shenton earns a selective buy verdict for yield-oriented Singaporean and PR investors entering at or below S$2,000 psf, and a hold for existing owners who have absorbed the early leasehold depreciation and now benefit from stabilised rental income. Foreign buyers and capital-preservation seekers should proceed with caution and professional advice.
FAQ
What is the average price for V ON SHENTON?
What is the rental yield for V ON SHENTON?
Is V ON SHENTON freehold or leasehold?
Which MRT lines serve V on Shenton and how does connectivity compare to nearby condos?
V on Shenton benefits from two heavy-rail connections that together are among the best in Singapore for a residential address. First, an underground pedestrian link connects directly to Downtown MRT (Circle Line, CC11), reaching Dhoby Ghaut, Bishan, and HarbourFront without a transfer. Second, the Shenton Way MRT station on the Thomson-East Coast Line (TEL, TE20) — accessible from the development's basement — provides direct services to Woodlands North (future Johor Bahru RTS terminus), Gardens by the Bay East, East Coast Park, and the future Changi Airport TEL extension. This dual-line access is superior to most CBD condominiums, which typically serve only one MRT line. Tanjong Pagar MRT (East-West Line) is also reachable on foot in approximately 8–10 minutes, adding a third rail option for eastbound commuters.
How does the 99-year leasehold affect financing and future resale value?
V on Shenton's lease commenced in 2011, meaning approximately 85 years remain as of 2026. While financing and CPF usage are not currently restricted, buyers should be aware that Singapore banks begin reducing loan-to-value ratios as remaining tenure approaches 60 years (approximately 2071 for this development), and CPF usage is restricted when the property's lease cannot cover the youngest buyer to age 95. For a 35-year-old buyer purchasing today, CPF restrictions will begin to apply around the early 2050s — within a plausible holding period. Use the lease-decay calculator to model the precise impact on CPF usage eligibility and maximum loan quantum for your specific age and intended holding period.
Is V on Shenton suitable for families with children?
V on Shenton is best suited to childless professionals, dual-income couples, or investors rather than families with school-age children. The CBD location means the surrounding neighbourhood is primarily commercial, with limited everyday retail, no large-format supermarkets within walking distance, and no nearby government primary schools within the traditional 1km admission radius. The nearest international schools — Overseas Family School and Singapore Management University are in the general area, but most families with young children commute to international schools in Buona Vista, Pasir Panjang, or Novena. Larger 3- and 4-bedroom units are available (from approximately 1,528 sq ft) and would accommodate a family physically, but the lifestyle ecosystem of the CBD is not calibrated to family needs in the way that Bishan, Tampines, or Holland Road precincts are.
What are the key facilities at V on Shenton and how do they compare to newer launches?
V on Shenton's sky-level amenities include a sea-facing gymnasium, a swimming pool set within a sky garden, private lounge, garden lounge, relaxation pods, reading oasis, surf lounge, day-bed island, outdoor fitness area, refreshment bar, and a laundromat. These facilities were delivered to a hotel-grade specification and remain competitive nearly a decade after TOP. Compared to newer launches in the Tanjong Pagar or Marina Bay corridors, V on Shenton's facilities are somewhat less elaborate — newer projects often incorporate co-working suites, function rooms, and larger lap pools — but the elevation of the amenity deck (commanding unobstructed views of Marina Bay and the Southern Islands) is a differentiator that money alone cannot replicate in ground-floor or low-rise facilities at newer developments.
How does ABSD affect foreign buyers considering V on Shenton?
Foreign individuals purchasing residential property in Singapore are subject to a 60% Additional Buyer's Stamp Duty (ABSD) on the purchase price. For a S$2 million unit at V on Shenton, this amounts to S$1.2 million in ABSD alone, bringing the all-in cost to approximately S$3.2 million before legal fees, agent commissions, and renovation. At current rental rates, a gross yield of 4.1% on the purchase price translates to a gross yield of only approximately 2.6% on the total all-in cost — meaningfully below the risk-free rate available from Singapore Government Securities. Foreign buyers should model their total acquisition cost carefully using the stamp-duty calculator and total-cost calculator, and should seek advice from a licensed financial adviser and a CEA-registered salesperson before proceeding. Citizens of certain countries (USA, Switzerland, Iceland, Liechtenstein, Norway) are exempt from the foreign ABSD under Free Trade Agreement provisions — verify eligibility with a qualified property professional.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 90 transactions analysed
- Rental data: 1388 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 V ON SHENTON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 420 condo transactions recorded in District 1 over the last 12 months, 59% new sale, 41% resale. 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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HDB Alternatives Nearby
Weighing V ON SHENTON against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (670m away), an upgrader gap of about $1,200,000
- Bukit Merah — 4-room average $894,787 (990m away), an upgrader gap of about $1,400,000