VILLAEA VISTA is a freehold development along OEI TIONG HAM PARK in District 10 (Bukit Timah / Holland), part of the CCR 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 1 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 10 (Bukit Timah / Holland), the immediate context for VILLAEA VISTA 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 1 sales and 7 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLAEA VISTA dashboard.
- Average sale price: $3,180,000 across 1 transactions
- Estimated gross rental yield: 1.9%
- District 10 PSF ranking: Value tier (top 80%)
- Freehold tenure · CCR · D10
About VILLAEA VISTA
VILLAEA VISTA is a freehold condominium, located at OEI TIONG HAM PARK in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region).
As a freehold property, VILLAEA VISTA does not face lease decay concerns.
Sales Market Overview
VILLAEA VISTA has recorded 1 sale transactions with an average transaction price of $3,180,000, ranging from $3,180,000 to $3,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $1,759 psf | $3,180,000 | — |
VILLAEA VISTA ranks in the top 80% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, VILLAEA VISTA trades 28.1% below the segment benchmark.
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Rental Market Overview
VILLAEA VISTA has recorded 7 rental transactions with monthly rents averaging $5,000/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $5,000/mo | $4,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $4,500/mo |
| 2022 | 3 | $4,600/mo |
| 2023 | 1 | $6,000/mo |
| 2024 | 1 | $5,000/mo |
| 2025 | 1 | $5,700/mo |
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Investment Analysis
Based on average rents and sale prices, VILLAEA VISTA delivers an estimated gross rental yield of 1.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows VILLAEA VISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLAEA VISTA
- Holland Village MRT
- Buona Vista MRT
- Buona Vista MRT
- Commonwealth MRT
- Hwa Chong Institution
- Hwa Chong Institution (JC)
- Hwa Chong International School
Nearby MRT Stations
VILLAEA VISTA is 500m from Holland Village MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 500m |
| Buona Vista | EW21 | East-West Line | 810m |
| Buona Vista | CC22 | Circle Line | 810m |
| Commonwealth | EW20 | East-West Line | 1.5 km |
Nearby Schools
There are 13 schools within 2 km of VILLAEA VISTA.
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 1.3 km |
| Hwa Chong Institution (JC) | Jc | 1.3 km |
| Hwa Chong International School | International | 1.4 km |
| Commonwealth Secondary School | Secondary | 1.4 km |
| Lycee Francais de Singapour | International | 1.5 km |
| Dover Court International School | International | 1.6 km |
| United World College of South East Asia (Dover) | International | 1.6 km |
| Singapore Polytechnic | Tertiary | 1.6 km |
| Hollandse School | International | 1.7 km |
| Australian International School | International | 1.8 km |
| River Valley High School | Secondary | 1.9 km |
| River Valley High School (JC) | Jc | 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.
Genuine walk-to-MRT access. Holland Village sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Hwa Chong Institution sits about 1.32km 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 1 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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: VILLAEA VISTA hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 VILLAEA VISTA?
What is the rental yield for VILLAEA VISTA?
Is VILLAEA VISTA freehold or leasehold?
How far is the nearest MRT from VILLAEA VISTA?
What is the tenure of VILLAEA VISTA?
How does VILLAEA VISTA compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLAEA VISTA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Rental data: 7 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 VILLAEA VISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.