VICTORY HEIGHTS is a freehold development along KIM KEAT ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 34 units and is TOP 1997.
This profile draws on 5 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 12 (Toa Payoh / Balestier), the immediate context for VICTORY HEIGHTS 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 5 sales and 21 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VICTORY HEIGHTS dashboard.
- Average sale price: $1,310,978 across 5 transactions
- Estimated gross rental yield: 3.5%
- District 12 PSF ranking: Value tier (top 91%)
- Freehold tenure · RCR · D12 · 34 units
About VICTORY HEIGHTS
VICTORY HEIGHTS is a freehold condominium, located at KIM KEAT ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by REALWORTH DEVELOPMENT PTE LTD, comprising 34 residential units, completed in 1997.
As a freehold property, VICTORY HEIGHTS does not face lease decay concerns.
Sales Market Overview
VICTORY HEIGHTS has recorded 5 sale transactions with an average transaction price of $1,310,978, ranging from $1,128,000 to $1,488,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,008 psf | $1,128,000 | — |
| 2023 | 2 | $1,153 psf | $1,285,000 | ↑ 14.4% |
| 2024 | 1 | $1,330 psf | $1,488,888 | ↑ 15.4% |
| 2025 | 1 | $1,234 psf | $1,368,000 | ↓ 7.2% |
VICTORY HEIGHTS ranks in the top 91% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, VICTORY HEIGHTS trades 42.6% below the segment benchmark.
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Rental Market Overview
VICTORY HEIGHTS has recorded 21 rental transactions with monthly rents averaging $3,786/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 21 | $3,786/mo | $2,800/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $2,950/mo |
| 2022 | 4 | $3,100/mo |
| 2023 | 4 | $3,775/mo |
| 2024 | 3 | $4,567/mo |
| 2025 | 5 | $4,420/mo |
| 2026 | 1 | $4,400/mo |
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Investment Analysis
Based on average rents and sale prices, VICTORY HEIGHTS 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 | $1,643 psf | 304 |
| 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 VICTORY HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VICTORY HEIGHTS
- Novena MRT
- Toa Payoh MRT
- Boon Keng MRT
- Farrer Park MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- School of Science and Technology
Nearby MRT Stations
VICTORY HEIGHTS is 1.1 km from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 1.1 km |
| Toa Payoh | NS19 | North-South Line | 1.1 km |
| Boon Keng | NE9 | North-East Line | 1.2 km |
| Farrer Park | NE8 | North-East Line | 1.4 km |
Nearby Schools
There are 19 schools within 2 km of VICTORY HEIGHTS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 740m |
| Beatty Secondary School | Secondary | 760m |
| School of Science and Technology | Jc | 890m |
| CHIJ Secondary (Toa Payoh) | Secondary | 940m |
| Balestier Hill Primary School | Primary | 1.1 km |
| Bendemeer Primary School | Primary | 1.2 km |
| Bendemeer Secondary School | Secondary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.6 km |
| De La Salle School | Primary | 1.6 km |
| Stamford Primary School | Primary | 1.6 km |
| St. Margaret's 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.
Boutique character. With 34 units, VICTORY HEIGHTS 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. CHIJ Our Lady Queen of Peace sits about 0.74km 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 1.06km 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.
Thin transaction history. With only 5 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.
[
{
"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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: VICTORY HEIGHTS 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. 5 transactions in URA REALIS 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 VICTORY HEIGHTS?
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Is VICTORY HEIGHTS freehold or leasehold?
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What is the tenure of VICTORY HEIGHTS?
How does VICTORY HEIGHTS compare to other projects in the district?
What stamp duty applies for a foreign buyer of VICTORY HEIGHTS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions analysed
- Rental data: 21 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 VICTORY HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.