VETRO is a 83-year balance leasehold development along MAR THOMA ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 32 units and is TOP 2010.
This profile draws on 14 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 16 years from TOP, VETRO 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 12 (Toa Payoh / Balestier), the immediate context for VETRO 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 14 sales and 54 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VETRO dashboard.
- Average sale price: $779,686 across 14 transactions
- Estimated gross rental yield: 4.1%
- District 12 PSF ranking: Mid-range (top 64%)
- 999 yrs lease commencing from 1882 · RCR · D12 · 32 units
About VETRO
VETRO is a 999 yrs lease commencing from 1882 condominium, located at MAR THOMA ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by A G DEVELOPMENT (MAR THOMA) PTE LTD, comprising 32 residential units, completed in 2010.
With approximately 83 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 VETRO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,398 psf | $662,000 |
| 1 BR | 10 | $1,348 psf | $826,760 |
Sales Market Overview
VETRO has recorded 14 sale transactions with an average transaction price of $779,686, ranging from $580,000 to $938,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,228 psf | $692,967 | — |
| 2022 | 1 | $1,367 psf | $838,800 | ↑ 11.4% |
| 2023 | 1 | $1,369 psf | $840,000 | ↑ 0.1% |
| 2024 | 2 | $1,428 psf | $779,000 | ↑ 4.3% |
| 2025 | 3 | $1,497 psf | $918,667 | ↑ 4.8% |
| 2026 | 1 | $1,615 psf | $765,000 | ↑ 7.9% |
VETRO ranks in the top 64% of condos in District 12 by average PSF.
Compared to the RCR average of $2,049 psf, VETRO trades 33.5% below the segment benchmark.
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Rental Market Overview
VETRO has recorded 54 rental transactions with monthly rents averaging $2,656/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 28 | $2,434/mo | $1,600/mo | $3,000/mo |
| 2 BR | 26 | $2,894/mo | $2,000/mo | $3,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 14 | $2,129/mo |
| 2022 | 15 | $2,620/mo |
| 2023 | 11 | $3,159/mo |
| 2024 | 6 | $2,733/mo |
| 2025 | 6 | $2,908/mo |
| 2026 | 2 | $2,850/mo |
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Investment Analysis
Based on average rents and sale prices, VETRO delivers an estimated gross rental yield of 4.1%. This places it among the higher-yielding condos in Singapore.
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 VETRO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VETRO
- Potong Pasir MRT
- Boon Keng MRT
- Geylang Bahru MRT
- Bendemeer Primary School
- Bendemeer Secondary School
- Stamford Primary School
Nearby MRT Stations
VETRO is 810m from Potong Pasir MRT (North-East Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 810m |
| Boon Keng | NE9 | North-East Line | 910m |
| Geylang Bahru | DT24 | Downtown Line | 1.2 km |
Nearby Schools
There are 14 schools within 2 km of VETRO, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Primary School | Primary | 660m |
| Bendemeer Secondary School | Secondary | 680m |
| Stamford Primary School | Primary | 890m |
| Assumption Pathway School | Secondary | 890m |
| Balestier Hill Primary School | Primary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| Beatty Secondary School | Secondary | 1.3 km |
| Hong Wen School | Primary | 1.3 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.3 km |
| De La Salle School | Primary | 1.5 km |
| Farrer Park Primary School | Primary | 1.7 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.8 km |
Adequate lease horizon. Around 83 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 32 units, VETRO 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. Bendemeer Primary School sits about 0.66km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.81km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 14 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: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: VETRO sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 14 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 VETRO?
What is the rental yield for VETRO?
Is VETRO 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: 14 transactions analysed
- Rental data: 54 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 VETRO
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 VETRO against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (140m away)
- Toa Payoh — 4-room average $929,793 (540m away)
- Geylang — 4-room average $761,443 (1.9 km away), an upgrader gap of about $0