VILLA DE WEST is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 83 units and is TOP 1995.
This profile draws on 7 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 5 (West Coast / Clementi), the immediate context for VILLA DE WEST 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 102 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLA DE WEST dashboard.
- Average sale price: $1,641,143 across 7 transactions
- Estimated gross rental yield: 2.9%
- District 5 PSF ranking: Value tier (top 78%)
- Freehold tenure · RCR · D5 · 83 units
About VILLA DE WEST
VILLA DE WEST is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by DARFERA PTE LTD (CITY DEVELOPMENTS LTD), comprising 83 residential units, completed in 1995.
As a freehold property, VILLA DE WEST does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VILLA DE WEST:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,297 psf | $1,385,600 |
| 4 BR | 2 | $1,366 psf | $2,280,000 |
Sales Market Overview
VILLA DE WEST has recorded 7 sale transactions with an average transaction price of $1,641,143, ranging from $1,280,000 to $2,560,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,265 psf | $1,280,000 | — |
| 2022 | 2 | $1,188 psf | $1,384,000 | ↓ 6.1% |
| 2024 | 1 | $1,344 psf | $1,360,000 | ↑ 13.1% |
| 2025 | 2 | $1,405 psf | $1,760,000 | ↑ 4.6% |
| 2026 | 1 | $1,424 psf | $2,560,000 | ↑ 1.3% |
VILLA DE WEST ranks in the top 78% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, VILLA DE WEST trades 35.6% below the segment benchmark.
Loading chart data...
Rental Market Overview
VILLA DE WEST has recorded 102 rental transactions with monthly rents averaging $3,984/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 71 | $3,588/mo | $2,380/mo | $4,650/mo |
| 3 BR | 31 | $4,890/mo | $3,000/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 24 | $2,974/mo |
| 2022 | 17 | $3,853/mo |
| 2023 | 21 | $4,162/mo |
| 2024 | 15 | $4,600/mo |
| 2025 | 24 | $4,488/mo |
| 2026 | 1 | $5,400/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, VILLA DE WEST delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows VILLA DE WEST (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLA DE WEST
- Kent Ridge MRT
- Haw Par Villa MRT
- National University of Singapore
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
Nearby MRT Stations
VILLA DE WEST is 1.4 km from Kent Ridge MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kent Ridge | CC24 | Circle Line | 1.4 km |
| Haw Par Villa | CC25 | Circle Line | 1.4 km |
Nearby Schools
There are 7 schools within 2 km of VILLA DE WEST, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 810m |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.8 km |
| Dover Court International School | International | 1.9 km |
| United World College of South East Asia (Dover) | International | 1.9 km |
| Dulwich College (Singapore) | International | 1.9 km |
| Anglo-Chinese School (Independent) | Secondary | 1.9 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 83 units, VILLA DE WEST 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. National University of Singapore sits about 0.81km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.43km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
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.
[
{
"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: VILLA DE WEST 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. 7 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 DE WEST?
What is the rental yield for VILLA DE WEST?
Is VILLA DE WEST freehold or leasehold?
How far is the nearest MRT from VILLA DE WEST?
What is the tenure of VILLA DE WEST?
How does VILLA DE WEST compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLA DE WEST?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 102 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 DE WEST
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.