VERANDA is a freehold development along LORONG K TELOK KURAU in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 24 units and is TOP 2004.
This profile draws on 7 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 22 years from TOP, VERANDA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for VERANDA 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 7 sales and 12 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VERANDA dashboard.
- Average sale price: $2,130,000 across 7 transactions
- Estimated gross rental yield: 2.7%
- District 15 PSF ranking: Value tier (top 83%)
- Freehold tenure · OCR · D15 · 24 units
About VERANDA
VERANDA is a freehold condominium, located at LORONG K TELOK KURAU in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), developed by ROXY HOMES PTE LTD, comprising 24 residential units, completed in 2004.
As a freehold property, VERANDA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VERANDA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,466 psf | $1,787,500 |
| 5+ BR | 3 | $1,050 psf | $2,586,667 |
Sales Market Overview
VERANDA has recorded 7 sale transactions with an average transaction price of $2,130,000, ranging from $1,650,000 to $2,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $787 psf | $2,000,000 | — |
| 2022 | 2 | $1,378 psf | $1,765,000 | ↑ 75.0% |
| 2024 | 4 | $1,367 psf | $2,345,000 | ↓ 0.8% |
VERANDA ranks in the top 83% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, VERANDA trades 17% below the segment benchmark.
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Rental Market Overview
VERANDA has recorded 12 rental transactions with monthly rents averaging $4,742/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 1 | $4,750/mo | $4,750/mo | $4,750/mo |
| 3 BR | 11 | $4,741/mo | $3,200/mo | $6,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 5 | $3,910/mo |
| 2023 | 2 | $5,150/mo |
| 2024 | 2 | $5,125/mo |
| 2025 | 2 | $5,300/mo |
| 2026 | 1 | $6,200/mo |
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Investment Analysis
Based on average rents and sale prices, VERANDA delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows VERANDA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VERANDA
- Marine Terrace MRT
- Kembangan MRT
- Eunos MRT
- Marine Parade MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Tanjong Katong Girls'
Nearby MRT Stations
VERANDA is 730m from Marine Terrace MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Terrace | TE27 | Thomson-East Coast Line | 730m |
| Kembangan | EW6 | East-West Line | 1.0 km |
| Eunos | EW7 | East-West Line | 1.1 km |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 13 schools within 2 km of VERANDA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 380m |
| Canossa Catholic Primary School | Primary | 1.1 km |
| Tanjong Katong Girls' School | Secondary | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.1 km |
| Broadrick Secondary School | Secondary | 1.2 km |
| EtonHouse International School (Broadrick) | International | 1.2 km |
| CHIJ (Katong) Primary | Primary | 1.3 km |
| Chung Cheng High School (Main) | Secondary | 1.4 km |
| Tao Nan School | Primary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.6 km |
| East Coast Primary School | Primary | 1.6 km |
| Haig Girls' 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. Marine Terrace 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 24 units, VERANDA 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. Telok Kurau Primary School sits about 0.38km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 7 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
- ✅ 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: VERANDA hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 7 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 VERANDA?
What is the rental yield for VERANDA?
Is VERANDA 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: 7 transactions analysed
- Rental data: 12 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 VERANDA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% 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 15 reads 117.7 as of June 2026 — down 9.0% 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 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 |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing VERANDA against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (780m away), an upgrader gap of about $1,500,000
- Geylang — 4-room average $761,443 (1.1 km away), an upgrader gap of about $1,350,000
- Bedok — 4-room average $659,895 (1.2 km away), an upgrader gap of about $1,450,000