VILLA PONDER ROSA is a freehold development along LORONG ONG LYE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 3 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 19 (Hougang / Punggol / Serangoon), the immediate context for VILLA PONDER ROSA 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 3 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLA PONDER ROSA dashboard.
- Average sale price: $3,950,296 across 3 transactions
- Estimated gross rental yield: 3.3%
- District 19 PSF ranking: Premium tier (top 23%)
- Freehold tenure · OCR · D19
About VILLA PONDER ROSA
VILLA PONDER ROSA is a freehold condominium, located at LORONG ONG LYE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
As a freehold property, VILLA PONDER ROSA does not face lease decay concerns.
Sales Market Overview
VILLA PONDER ROSA has recorded 3 sale transactions with an average transaction price of $3,950,296, ranging from $3,450,000 to $4,400,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,406 psf | $3,725,000 | — |
| 2025 | 1 | $2,169 psf | $4,400,888 | ↑ 54.2% |
VILLA PONDER ROSA ranks in the top 23% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, VILLA PONDER ROSA trades 7.2% above the segment benchmark.
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Rental Market Overview
VILLA PONDER ROSA has recorded 6 rental transactions with monthly rents averaging $10,700/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $10,700/mo | $7,200/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 2 | $9,750/mo |
| 2024 | 2 | $12,500/mo |
| 2025 | 2 | $9,850/mo |
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Investment Analysis
Based on average rents and sale prices, VILLA PONDER ROSA delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows VILLA PONDER ROSA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLA PONDER ROSA
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Woodleigh MRT
- Kovan MRT
- Bartley Secondary School
- Zhonghua Secondary School
- Zhonghua Primary School
Nearby MRT Stations
VILLA PONDER ROSA is 630m from Serangoon MRT (North-East Line), with 5 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of VILLA PONDER ROSA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bartley Secondary School | Secondary | 740m |
| Zhonghua Secondary School | Secondary | 750m |
| Zhonghua Primary School | Primary | 830m |
| Cedar Girls' Secondary School | Secondary | 850m |
| Cedar Primary School | Primary | 930m |
| Montfort Junior School | Primary | 1.2 km |
| Red Swastika School | Primary | 1.3 km |
| Montfort Secondary School | Secondary | 1.3 km |
| Serangoon Secondary School | Secondary | 1.4 km |
| Xinmin Secondary School | Secondary | 1.6 km |
| St. Gabriel's Primary School | Primary | 1.7 km |
| Xinmin Primary School | Primary | 1.7 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.
Walking-distance MRT. Serangoon is about 0.63km — 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. Bartley Secondary School 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.
Thin transaction history. With only 3 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": "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": "green",
"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: VILLA PONDER ROSA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 PONDER ROSA?
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Is VILLA PONDER ROSA freehold or leasehold?
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What is the tenure of VILLA PONDER ROSA?
How does VILLA PONDER ROSA compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLA PONDER ROSA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 6 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 PONDER ROSA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.