VILLA BEGONIA is a 67-year balance leasehold development along BEGONIA LANE in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises 44 units and is TOP 1998.
This profile draws on 9 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 28 (Seletar / Yio Chu Kang), the immediate context for VILLA BEGONIA 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 9 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLA BEGONIA dashboard.
- Average sale price: $2,806,667 across 9 transactions
- Estimated gross rental yield: 3.4%
- District 28 PSF ranking: Value tier (top 77%)
- 99 yrs lease commencing from 1994 · OCR · D28 · 44 units
About VILLA BEGONIA
VILLA BEGONIA is a 99 yrs lease commencing from 1994 condominium, located at BEGONIA LANE in District 28 (Seletar) (Outside Central Region), developed by SCOTTS DEVELOPMENT (SARACA) PTE LTD (SCOTTS HOLDINGS), comprising 44 residential units, completed in 1998.
With approximately 67 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 VILLA BEGONIA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $1,225 psf | $2,160,000 |
| 5+ BR | 8 | $1,130 psf | $2,887,500 |
Sales Market Overview
VILLA BEGONIA has recorded 9 sale transactions with an average transaction price of $2,806,667, ranging from $2,160,000 to $3,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $940 psf | $2,623,333 | — |
| 2022 | 3 | $1,158 psf | $2,736,667 | ↑ 23.2% |
| 2023 | 1 | $1,384 psf | $2,980,000 | ↑ 19.5% |
| 2025 | 2 | $1,295 psf | $3,100,000 | ↓ 6.5% |
VILLA BEGONIA ranks in the top 77% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, VILLA BEGONIA trades 26.4% below the segment benchmark.
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Rental Market Overview
VILLA BEGONIA has recorded 2 rental transactions with monthly rents averaging $8,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $8,000/mo | $8,000/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 1 | $8,000/mo |
| 2024 | 1 | $8,000/mo |
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Investment Analysis
Based on average rents and sale prices, VILLA BEGONIA delivers an estimated gross rental yield of 3.4%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows VILLA BEGONIA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLA BEGONIA
- Nanyang Polytechnic
- Institute of Technical Education (College Central)
- Fernvale Primary School
Nearby Schools
There are 3 schools within 2 km of VILLA BEGONIA.
| School | Type | Distance |
|---|---|---|
| Nanyang Polytechnic | Tertiary | 1.5 km |
| Institute of Technical Education (College Central) | Tertiary | 1.8 km |
| Fernvale Primary School | Primary | 1.9 km |
Boutique character. With 44 units, VILLA BEGONIA 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. Nanyang Polytechnic sits about 1.54km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
Lease tenor below 75 years. With roughly 67 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 9 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: VILLA BEGONIA 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. 9 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 VILLA BEGONIA?
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Is VILLA BEGONIA freehold or leasehold?
How accessible is public transport from VILLA BEGONIA?
What is the tenure of VILLA BEGONIA?
How does VILLA BEGONIA compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLA BEGONIA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions analysed
- Rental data: 2 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 VILLA BEGONIA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.