VA RESIDENCES is a freehold development along BOON TECK ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 52 units and is TOP 2016.
This profile draws on 20 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 10 years from TOP, VA RESIDENCES is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 12 (Toa Payoh / Balestier), the immediate context for VA RESIDENCES 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 20 sales and 98 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VA RESIDENCES dashboard.
- Average sale price: $945,851 across 20 transactions
- Estimated gross rental yield: 3.5%
- District 12 PSF ranking: Above average (top 37%)
- Freehold tenure · RCR · D12 · 52 units
About VA RESIDENCES
VA RESIDENCES is a freehold condominium, located at BOON TECK ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by WANG YANG DEVELOPMENT PTE. LTD., comprising 52 residential units, completed in 2016.
As a freehold property, VA RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VA RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 18 | $1,513 psf | $865,390 |
| 2 BR | 1 | $1,739 psf | $1,460,000 |
| 4 BR | 1 | $1,112 psf | $1,880,000 |
Sales Market Overview
VA RESIDENCES has recorded 20 sale transactions with an average transaction price of $945,851, ranging from $720,000 to $1,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,353 psf | $1,054,500 | — |
| 2022 | 4 | $1,504 psf | $851,033 | ↑ 11.1% |
| 2023 | 7 | $1,516 psf | $869,714 | ↑ 0.8% |
| 2024 | 2 | $1,652 psf | $1,218,444 | ↑ 8.9% |
| 2025 | 2 | $1,589 psf | $895,000 | ↓ 3.8% |
| 2026 | 1 | $1,570 psf | $980,000 | ↓ 1.2% |
VA RESIDENCES ranks in the top 37% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, VA RESIDENCES trades 26.6% below the segment benchmark.
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Rental Market Overview
VA RESIDENCES has recorded 98 rental transactions with monthly rents averaging $2,749/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 61 | $2,638/mo | $1,950/mo | $3,300/mo |
| 2 BR | 37 | $2,932/mo | $2,000/mo | $3,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 26 | $2,211/mo |
| 2022 | 19 | $2,574/mo |
| 2023 | 17 | $3,121/mo |
| 2024 | 13 | $3,050/mo |
| 2025 | 17 | $3,047/mo |
| 2026 | 6 | $3,083/mo |
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Investment Analysis
Based on average rents and sale prices, VA RESIDENCES delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,645 psf | 306 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows VA RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VA RESIDENCES
- Toa Payoh MRT
- Novena MRT
- Beatty Secondary School
- CHIJ Secondary (Toa Payoh)
- School of Science and Technology
Nearby MRT Stations
VA RESIDENCES is 730m from Toa Payoh MRT (North-South Line), with 2 stations within 1.5 km.
Nearby Schools
There are 22 schools within 2 km of VA RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 560m |
| CHIJ Secondary (Toa Payoh) | Secondary | 720m |
| School of Science and Technology | Jc | 730m |
| CHIJ Our Lady Queen of Peace | Primary | 880m |
| Balestier Hill Primary School | Primary | 1.0 km |
| Pei Chun Public School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.3 km |
| Manjusri Secondary School | Secondary | 1.4 km |
| First Toa Payoh Primary School | Primary | 1.4 km |
| De La Salle School | Primary | 1.5 km |
| St. Joseph's Institution | Secondary | 1.5 km |
| Bendemeer Primary School | Primary | 1.6 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.
Walking-distance MRT. Toa Payoh is about 0.73km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 52 units, VA RESIDENCES 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. Beatty Secondary School sits about 0.56km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
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: VA RESIDENCES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 20 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 VA RESIDENCES?
What is the rental yield for VA RESIDENCES?
Is VA RESIDENCES 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: 20 transactions analysed
- Rental data: 98 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 VA RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 438 condo transactions recorded in District 12 over the last 12 months, 87% resale, 13% 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 12 reads 136.8 as of May 2026 — down 6.2% 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 12 could add roughly 335 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 |
|---|---|---|---|---|
| Lorong 1 Toa Payoh | — | ~335 | Confirmed | Available |
HDB Alternatives Nearby
Weighing VA RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (240m away), an upgrader gap of about $50,000
- Toa Payoh — 4-room average $929,793 (560m away), an upgrader gap of about $0
- Bishan — 4-room average $791,445 (2 km away), an upgrader gap of about $150,000