VICTORIA PARK VILLAS is a 86-year balance leasehold development along VICTORIA PARK GROVE in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 180 units and is TOP 1998.
This profile draws on 18 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for VICTORIA PARK VILLAS 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 18 sales and 43 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VICTORIA PARK VILLAS dashboard.
- Average sale price: $6,108,333 across 18 transactions
- Estimated gross rental yield: 2.9%
- District 10 PSF ranking: Above average (top 34%)
- 99 yrs lease commencing from 2013 · CCR · D10 · 180 units
About VICTORIA PARK VILLAS
VICTORIA PARK VILLAS is a 99 yrs lease commencing from 2013 condominium, located at VICTORIA PARK GROVE in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by PARKVILLAS PTE LTD (FAR EAST ORGANIZATION), comprising 180 residential units, completed in 1998.
With approximately 86 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
VICTORIA PARK VILLAS has recorded 18 sale transactions with an average transaction price of $6,108,333, ranging from $4,900,000 to $13,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $2,154 psf | $7,733,333 | — |
| 2022 | 5 | $2,174 psf | $5,480,000 | ↑ 0.9% |
| 2023 | 4 | $2,332 psf | $6,037,500 | ↑ 7.2% |
| 2024 | 2 | $2,462 psf | $5,625,000 | ↑ 5.6% |
| 2025 | 4 | $2,552 psf | $5,987,500 | ↑ 3.6% |
VICTORIA PARK VILLAS ranks in the top 34% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, VICTORIA PARK VILLAS trades 5.1% below the segment benchmark.
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Rental Market Overview
VICTORIA PARK VILLAS has recorded 43 rental transactions with monthly rents averaging $14,764/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 43 | $14,764/mo | $8,600/mo | $31,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 11 | $13,277/mo |
| 2022 | 7 | $12,543/mo |
| 2023 | 6 | $18,258/mo |
| 2024 | 10 | $14,900/mo |
| 2025 | 5 | $16,950/mo |
| 2026 | 4 | $14,425/mo |
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Investment Analysis
Based on average rents and sale prices, VICTORIA PARK VILLAS delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows VICTORIA PARK VILLAS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VICTORIA PARK VILLAS
- Tan Kah Kee MRT
- Farrer Road MRT
- Sixth Avenue MRT
- Botanic Gardens MRT
- Botanic Gardens MRT
- Hollandse School
- Lycee Francais de Singapour
- National Junior College
Nearby MRT Stations
VICTORIA PARK VILLAS is 620m from Tan Kah Kee MRT (Downtown Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tan Kah Kee | DT8 | Downtown Line | 620m |
| Farrer Road | CC20 | Circle Line | 720m |
| Sixth Avenue | DT7 | Downtown Line | 1.1 km |
| Botanic Gardens | CC19 | Circle Line | 1.4 km |
| Botanic Gardens | DT9 | Downtown Line | 1.4 km |
| Holland Village | CC21 | Circle Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of VICTORIA PARK VILLAS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hollandse School | International | 360m |
| Lycee Francais de Singapour | International | 470m |
| National Junior College | Secondary | 680m |
| National Junior College | Jc | 680m |
| German European School Singapore | International | 860m |
| Raffles Girls' Primary School | Primary | 1.0 km |
| Chatsworth International School (Bukit Timah) | International | 1.0 km |
| Hwa Chong International School | International | 1.1 km |
| Hwa Chong Institution | Secondary | 1.1 km |
| Hwa Chong Institution (JC) | Jc | 1.1 km |
| Swiss School Singapore | International | 1.8 km |
| Nanyang Girls' High School | Secondary | 1.9 km |
Adequate lease horizon. Around 86 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.
Walking-distance MRT. Tan Kah Kee is about 0.62km — 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.
School-belt proximity. Hollandse School sits about 0.36km 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 18 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.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: VICTORIA PARK VILLAS 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. 18 transactions in URA REALIS 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
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Is VICTORIA PARK VILLAS freehold or leasehold?
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What is the tenure of VICTORIA PARK VILLAS?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 18 transactions analysed
- Rental data: 43 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 VICTORIA PARK VILLAS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.