Villa Verde is a 99-year leasehold condominium nestled along Verde Grove in Choa Chu Kang, District 23 — one of Singapore’s most self-contained Outside Central Region (OCR) estates. Developed by the well-regarded Keppel Land and completed around the year 2000, the project comprises 515 units spread across a low-rise, resort-style layout that still feels spacious by today’s densely built standards. With roughly 70 years remaining on its lease as of 2026, Villa Verde occupies an interesting crossroads: affordable enough for families priced out of the Core Central Region, large enough in unit sizes to feel genuinely liveable, and established enough to carry the track record that newer launches cannot offer. Transaction records show the development has changed hands steadily, with resale prices ranging from approximately S$1,207 to S$1,567 per square foot over the past twelve months and an average hovering near S$1,425 psf — competitive positioning for a mature OCR address served by two MRT lines. Whether you are a young family seeking room to grow, a seasoned investor hunting yield, or an upgrader trading HDB equity for private living, Villa Verde merits a careful look before you dismiss it as “just another 1990s project”.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 23 covers the Bukit Batok, Bukit Panjang and Choa Chu Kang planning areas and has historically been one of Singapore’s most affordable private-property corridors. Yet the narrative is quietly shifting. OCR condo resale prices climbed 4.6% year-on-year to March 2026, with District 23 itself posting the highest median unlevered return among OCR resale condos at 42.9% — a figure that turns heads even among CCR-focused investors. Several macro tailwinds underpin this momentum. The Tengah integrated hospital and the broader Tengah new town masterplan are adding amenity gravity to the western corridor, while improved rail connectivity via the Jurong Region Line (JRL) is incrementally reducing travel-time friction to the CBD. Choa Chu Kang MRT (NS4) on the North-South Line already puts Orchard Road within 40 minutes on a direct train, and Yew Tee (NS5) offers an additional interchange option for commuters heading toward Woodlands or Jurong East.
For Villa Verde specifically, the competitive set includes other mid-2000s OCR projects such as Northvale, Regent Grove and Hillview Regency, all of which carry similar lease-vintage risk but also similar value propositions. The distinguishing factors for Villa Verde are its Keppel Land pedigree, the relatively generous unit sizes that were standard for that era, and its proximity to an established retail spine — Lot One Shoppers’ Mall, Yew Tee Point and Keat Hong Shopping Centre collectively serve the daily needs of residents without requiring a car trip. Families with school-age children will also note that Yew Tee Primary, South View Primary and Bukit Batok Secondary are all within the one-to-two kilometre radius that matters for Primary One registration. This combination of practical livability and improving macro context is why transaction velocity at Villa Verde has remained steady even as buyers grow more selective about lease-remaining quantum.
We track 103 sales and 27 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLA VERDE dashboard.
- Average sale price: $2,226,814 across 103 transactions
- Estimated gross rental yield: 2.7%
- District 23 PSF ranking: Mid-range (top 70%)
- 99 yrs lease commencing from 1997 · OCR · D23
About VILLA VERDE
VILLA VERDE is a 99 yrs lease commencing from 1997 condominium, located at VERDE VIEW in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) (Outside Central Region), developed by KEPPEL LAND (VILLA VERDE) PTE LTD, completed in 2000.
With approximately 70 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 VERDE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 66 | $1,311 psf | $2,132,518 |
| 5+ BR | 37 | $1,058 psf | $2,395,017 |
Sales Market Overview
VILLA VERDE has recorded 103 sale transactions with an average transaction price of $2,226,814, ranging from $1,553,000 to $2,800,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 24 | $1,011 psf | $1,786,813 | — |
| 2022 | 20 | $1,202 psf | $2,191,323 | ↑ 18.9% |
| 2023 | 20 | $1,246 psf | $2,353,150 | ↑ 3.7% |
| 2024 | 19 | $1,287 psf | $2,431,155 | ↑ 3.3% |
| 2025 | 17 | $1,416 psf | $2,470,405 | ↑ 10.0% |
| 2026 | 3 | $1,300 psf | $2,466,667 | ↓ 8.2% |
VILLA VERDE ranks in the top 70% of condos in District 23 by average PSF.
Compared to the OCR average of $1,550 psf, VILLA VERDE trades 21.3% below the segment benchmark.
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Rental Market Overview
VILLA VERDE has recorded 27 rental transactions with monthly rents averaging $4,957/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 27 | $4,957/mo | $3,300/mo | $7,050/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $3,883/mo |
| 2022 | 7 | $4,414/mo |
| 2023 | 4 | $4,800/mo |
| 2024 | 4 | $6,138/mo |
| 2025 | 5 | $5,938/mo |
| 2026 | 1 | $6,200/mo |
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Investment Analysis
Based on average rents and sale prices, VILLA VERDE delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 23
Side-by-side comparison against the most actively traded condos in District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SOL ACRES | 99 yrs lease commencing from 2014 | 1327 | $1,383 psf | 550 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 564 | $1,731 psf | 528 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 512 | $1,515 psf | 512 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 460 | $1,659 psf | 452 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 386 | $2,053 psf | 388 |
Location Map
Map shows VILLA VERDE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLA VERDE
- Choa Chu Kang MRT
- Choa Chu Kang MRT
- Yew Tee MRT
- South View MRT
- Keat Hong MRT
- Regent Secondary School
- Unity Primary School
- Choa Chu Kang Primary School
Nearby MRT Stations
VILLA VERDE is 960m from Choa Chu Kang MRT (North-South Line), with 10 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Choa Chu Kang | NS4 | North-South Line | 960m |
| Choa Chu Kang | BP1 | Bukit Panjang LRT | 960m |
| Yew Tee | NS5 | North-South Line | 990m |
| South View | BP2 | Bukit Panjang LRT | 1.2 km |
| Keat Hong | BP3 | Bukit Panjang LRT | 1.3 km |
| Senja | BP13 | Bukit Panjang LRT | 1.4 km |
| Phoenix | BP5 | Bukit Panjang LRT | 1.4 km |
| Ten Mile Junction | BP14 | Bukit Panjang LRT | 1.4 km |
Nearby Schools
There are 9 schools within 2 km of VILLA VERDE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Regent Secondary School | Secondary | 240m |
| Unity Primary School | Primary | 860m |
| Choa Chu Kang Primary School | Primary | 880m |
| Yew Tee Primary School | Primary | 960m |
| West Spring Primary School | Primary | 1.2 km |
| West Spring Secondary School | Secondary | 1.3 km |
| Greenridge Secondary School | Secondary | 1.7 km |
| Springdale Primary School | Primary | 1.8 km |
| Kranji Primary School | Primary | 1.9 km |
Villa Verde’s most compelling attribute is its scale and layout. At 515 units across a low-rise, garden-oriented site, the project delivers a sense of breathing room that high-density towers built post-2010 simply cannot replicate. Units are typically generous — two- and three-bedroom configurations in the 900 to 1,300 sqft range — meaning that families do not have to sacrifice functional space to access private-property ownership. The Keppel Land brand carries genuine weight here: the developer has a consistent track record of quality construction and maintenance, and the relatively well-kept common areas at Villa Verde reflect this.
Location remains a key strength. Verde Grove sits within comfortable walking distance of Yew Tee MRT, and the broader Choa Chu Kang node provides a self-sustaining daily-living ecosystem. Lot One Shoppers’ Mall, one of the west’s busiest suburban malls, is minutes away by bus or car, and the Choa Chu Kang SAFRA club with its swimming complex and recreational facilities adds lifestyle value that many comparable-priced projects cannot match. The Villa Verde Park and Choa Chu Kang Park provide green relief immediately adjacent to the estate, a premium that is increasingly priced into Singapore real estate as air quality and wellness consciousness grow.
On the numbers, the current resale PSF range of roughly S$1,230 to S$1,734 represents reasonable value against newer OCR launches clearing S$1,800 to S$2,200 psf. For a buyer focused on quantum affordability — total outlay rather than per-square-foot optics — Villa Verde delivers more usable floor area per dollar than most contemporaneous alternatives. Investors holding for rental income can expect yields in the region of 2.2% gross, which, while not headline-grabbing, is in line with OCR averages and is underpinned by sustained tenant demand from the large HDB upgrader population and the nearby Jurong Lake District workforce. Use the Cash Flow Calculator or the ROI Calculator to stress-test your specific entry price against expected rental income before committing.
The single biggest risk factor at Villa Verde is straightforward: lease decay. With the 99-year clock running from 1997, buyers in 2026 acquire approximately 71 years of remaining tenure. That figure sits comfortably above the 30-year threshold that triggers accelerated CPF usage restrictions, and above the 35-year minimum that most banks require for full loan quantum. However, as the lease ticks toward 60 years — roughly 2037 — financing options will narrow, CPF usage rules will tighten, and the pool of eligible buyers for resale will shrink. The mathematical reality of lease decay in Singapore is well-documented: the HDB comparable-leasehold pricing framework, while applicable only to public housing, signals how the market revalues ageing 99-year assets. Private leasehold properties face the same fundamental dynamic. Run the Lease Decay Calculator with a 2026 entry price to model resale proceeds at various exit horizons — the output is sobering for exits beyond 2040.
A second risk is the absence of en-bloc upside that newer or shorter-tenure projects sometimes carry. Villa Verde’s site footprint and current development intensity make a redevelopment premium unlikely within the typical 10-to-15-year holding horizon most buyers plan around. Unlike some Orchard-fringe freehold projects where en-bloc optionality adds speculative value, the western OCR location and the remaining lease make collective sale economics challenging. Buyers should price Villa Verde as a pure-use or yield asset, not as an en-bloc play.
Third, the age of the development means that maintenance and sinking-fund levies may rise as mechanical and electrical infrastructure approaches end-of-design-life. While Keppel Land projects generally age well, buyers should review the MCST financials and any outstanding conservancy or lift-replacement works before transacting. Unit-level renovation costs for kitchens and bathrooms in a ~25-year-old building should be budgeted at S$60,000 to S$120,000 depending on scope. Factor this into your Total Cost of Ownership calculation. Finally, the 2026-to-2028 wave of HDB MOP completions in Choa Chu Kang will add resale supply to the sub-S$1.5 million segment, creating price competition for Villa Verde units at the lower end of the range.
[
{
"persona": "HDB Upgrader (Family with Children)",
"fit_color": "green",
"reason": "Villa Verde’s generous unit sizes, proximity to primary schools within the 1 km registration radius, and familiar Choa Chu Kang neighbourhood make it an easy first step into private property. The quantum is manageable for couples with combined CPF and proceeds from a five-room HDB sale, and the lifestyle upgrade — swimming pool, guarded estate, park access — is immediately tangible."
},
{
"persona": "Long-Term Owner-Occupier (Not Selling Within 15 Years)",
"fit_color": "green",
"reason": "For buyers who intend to live in the unit for 15 or more years, lease decay is largely irrelevant during the holding period. They capture full liveability value — space, greenery, community — at an entry price well below comparable CCR or RCR addresses, and can exit before the lease drops below 60 years if they act by the early 2030s."
},
{
"persona": "Rental Yield Investor",
"fit_color": "yellow",
"reason": "At approximately 2.2% gross yield, Villa Verde is adequate but not exceptional for a pure yield play. Investors should model net yield after maintenance fees, property tax and vacancy before comparing against alternatives. The tenant base is solid — PMETs and families in the Jurong-Choa Chu Kang corridor — but rental upside is constrained by the HDB-heavy competitive environment in D23."
},
{
"persona": "Short-Term Speculative Buyer (Flipping Within 5 Years)",
"fit_color": "red",
"reason": "Additional Buyer’s Stamp Duty, agent commissions, and the relatively modest capital appreciation trajectory of a mid-lease OCR project make a five-year flip economics very thin. The Seller’s Stamp Duty schedule further penalises exits within three years. Use the <a href=\"/calculator/stamp-duty\">Stamp Duty Calculator</a> and <a href=\"/calculator/roi\">ROI Calculator</a> to verify the numbers; they are unlikely to be favourable."
},
{
"persona": "Downsizer or Empty-Nester",
"fit_color": "green",
"reason": "Retirees or couples whose children have left home will appreciate Villa Verde’s ground-floor or low-rise units, the integrated park network for daily walks, and the full amenity ecosystem in Lot One and Yew Tee Point. The relatively affordable quantum preserves capital compared with moving to a newer CCR development, and the quiet residential character of Choa Chu Kang suits a slower pace of life."
},
{
"persona": "Foreign Purchaser or PR on ABSD Exposure",
"fit_color": "yellow",
"reason": "Singapore citizenship or Permanent Residency status materially changes the ABSD calculus. PRs purchasing their first residential property pay 5% ABSD; foreigners pay 60%. For a non-PR foreign buyer, the all-in cost rises sharply relative to a comparable property in a jurisdiction with no purchase duty. Run the <a href=\"/calculator/affordability\">Affordability Calculator</a> and include ABSD in your total outlay before comparing net yields."
}
]
Villa Verde is a sound choice for the right buyer profile — and a poor one for the wrong profile. The project delivers genuine liveability: space, greenery, a reputable developer pedigree, and a well-serviced neighbourhood with two MRT options. The OCR tailwinds are real; District 23 is posting the strongest unlevered returns among Singapore’s resale OCR condos, and the Tengah and JRL development arcs provide a credible long-term demand story. Entry pricing at S$1,400 to S$1,500 psf remains significantly below the new-launch OCR benchmark, giving buyers a margin of safety that is increasingly rare in today’s market.
The caveat is non-negotiable: lease decay is the central variable, and it demands an honest holding-period conversation before any transaction. Buyers who plan to hold for 15-plus years, or who purchase primarily for owner-occupation, can largely set this concern aside. Buyers hoping for a quick capital gain or an en-bloc windfall will find neither here. Model your specific scenario using the Lease Decay Calculator, the Mortgage Calculator, and the Total Cost of Ownership Calculator before deciding. Explore how Villa Verde sits within the broader District 23 market, and consider running a side-by-side comparison against other D23 condos to calibrate value. For the right buyer, Villa Verde is a considered, grounded purchase in a neighbourhood that is quietly re-rating upward.
FAQ
What is the average price for VILLA VERDE?
What is the rental yield for VILLA VERDE?
Is VILLA VERDE freehold or leasehold?
How much does a unit at Villa Verde cost in 2026?
Based on resale transaction data over the twelve months to early 2026, Villa Verde units have traded in the range of S$1,207 to S$1,567 per square foot, with an average around S$1,425 psf. In absolute quantum terms, typical two- and three-bedroom units are transacting between S$1.3 million and S$1.8 million depending on floor level, orientation and renovation condition. Asking prices on the open market may sit at the upper end of this range; transacted prices — which are what matter — tend to cluster near the midpoint. Always cross-reference the latest URA caveat data and use the Mortgage Calculator to confirm monthly servicing obligations at your intended entry price.
How many years are left on the Villa Verde lease?
Villa Verde holds a 99-year leasehold tenure commencing in 1997. As of 2026, approximately 71 years remain on the lease. This is sufficient for standard bank financing and CPF usage under current HDB and MAS guidelines, but buyers should be aware that the financing landscape will tighten once the remaining lease drops below 35 years (around 2062) and CPF usage rules become more restrictive below 60 years remaining (around 2037). Use the Lease Decay Calculator to model resale value at your intended exit date.
Which MRT stations are closest to Villa Verde?
Villa Verde is served primarily by Yew Tee MRT (NS5) on the North-South Line, which is within comfortable walking or short bus distance from the development. Choa Chu Kang MRT (NS4), one stop further south, serves as an interchange and provides access to a broader range of bus connections. Both stations place Orchard Road roughly 35 to 40 minutes away on direct train services. The upcoming Jurong Region Line stations in the broader western corridor will further improve connectivity for residents over the next five to ten years.
Is Villa Verde suitable for families with young children?
Yes — Villa Verde is among the better-suited D23 condos for families with school-age children. The development’s low-rise layout, communal pool and park-adjacent grounds provide a safe and spacious environment for young families. On the school-proximity front, Yew Tee Primary School and South View Primary School both fall within the 1 km to 2 km radius relevant for Primary One registration, and several secondary schools are accessible by public transport. Lot One Shoppers’ Mall with its supermarket, F&B and enrichment centres handles most daily household needs. The neighbourhood’s HDB-dominated residential fabric also means a strong local community culture that many families find reassuring.
What are the key risks of buying a resale unit at Villa Verde?
The primary risk is lease decay: with roughly 71 years remaining, the asset will gradually face narrowing financing windows and a shrinking buyer pool as the lease approaches 60 years in the mid-2030s. There is no realistic en-bloc upside given the site configuration and remaining lease. Age-related maintenance costs — lift replacements, M&E overhauls, facade repainting — may push MCST fees upward. On the macro side, the 2026-to-2028 HDB MOP wave in Choa Chu Kang will release additional sub-S$1.5 million private inventory into the resale market, creating price competition. Run the Lease Decay Calculator, check the MCST sinking fund balance, and budget for unit renovation before finalising your offer.
How does Villa Verde compare to other condos in District 23?
Within District 23, Villa Verde sits in the mid-tier of resale condos by PSF, broadly comparable to Northvale and Regent Grove in terms of lease vintage and pricing, and more affordably priced than newer launches such as The Myst or upcoming Tengah-area projects that are clearing S$1,800 psf and above. Its competitive advantages are unit size generosity, Keppel Land construction quality, and the dual MRT catchment (Yew Tee and Choa Chu Kang). Its relative weakness versus newer stock is the leasehold clock and the lack of modern smart-home or energy-efficiency features. The Compare tool allows you to put Villa Verde side-by-side with specific alternative condos on transaction price, yield and other metrics to sharpen your decision.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 103 transactions analysed
- Rental data: 27 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 VERDE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.