VILLAGE @ PASIR PANJANG 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 148 units and is TOP 2016.
This profile draws on 31 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.
At roughly 10 years from TOP, VILLAGE @ PASIR PANJANG is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 5 (West Coast / Clementi), the immediate context for VILLAGE @ PASIR PANJANG 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 31 sales and 228 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLAGE @ PASIR PANJANG dashboard.
- Average sale price: $1,792,880 across 31 transactions
- Estimated gross rental yield: 2.9%
- District 5 PSF ranking: Above average (top 46%)
- Freehold tenure · RCR · D5 · 148 units
About VILLAGE @ PASIR PANJANG
VILLAGE @ PASIR PANJANG 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 CHAMPSWORTH DEVELOPMENT PTE LTD, comprising 148 residential units, completed in 2016.
As a freehold property, VILLAGE @ PASIR PANJANG does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VILLAGE @ PASIR PANJANG:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 8 | $1,697 psf | $1,413,750 |
| 3 BR | 13 | $1,614 psf | $1,740,068 |
| 4 BR | 9 | $1,360 psf | $2,138,711 |
| 5+ BR | 1 | $1,192 psf | $2,400,000 |
Sales Market Overview
VILLAGE @ PASIR PANJANG has recorded 31 sale transactions with an average transaction price of $1,792,880, ranging from $1,210,000 to $2,430,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,455 psf | $1,663,367 | — |
| 2022 | 3 | $1,426 psf | $2,046,000 | ↓ 2.0% |
| 2023 | 9 | $1,640 psf | $1,702,889 | ↑ 15.0% |
| 2024 | 8 | $1,457 psf | $1,889,400 | ↓ 11.2% |
| 2025 | 2 | $1,745 psf | $1,844,444 | ↑ 19.8% |
| 2026 | 3 | $1,688 psf | $1,777,000 | ↓ 3.2% |
VILLAGE @ PASIR PANJANG ranks in the top 46% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, VILLAGE @ PASIR PANJANG trades 24.4% below the segment benchmark.
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Rental Market Overview
VILLAGE @ PASIR PANJANG has recorded 228 rental transactions with monthly rents averaging $4,292/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 106 | $3,787/mo | $2,600/mo | $6,700/mo |
| 3 BR | 116 | $4,668/mo | $3,000/mo | $7,000/mo |
| 4 BR | 6 | $5,950/mo | $3,600/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 50 | $3,214/mo |
| 2022 | 52 | $3,912/mo |
| 2023 | 36 | $5,106/mo |
| 2024 | 41 | $4,706/mo |
| 2025 | 41 | $4,863/mo |
| 2026 | 8 | $4,794/mo |
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Investment Analysis
Based on average rents and sale prices, VILLAGE @ PASIR PANJANG 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 VILLAGE @ PASIR PANJANG (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLAGE @ PASIR PANJANG
- National University of Singapore
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
Nearby Schools
There are 4 schools within 2 km of VILLAGE @ PASIR PANJANG, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 940m |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.8 km |
| Anglo-Chinese School (Independent) | Secondary | 2.0 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.
School-belt proximity. National University of Singapore sits about 0.94km 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.
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: VILLAGE @ PASIR PANJANG 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. 31 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 VILLAGE @ PASIR PANJANG?
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Is VILLAGE @ PASIR PANJANG freehold or leasehold?
How accessible is public transport from VILLAGE @ PASIR PANJANG?
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How does VILLAGE @ PASIR PANJANG compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 31 transactions analysed
- Rental data: 228 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 VILLAGE @ PASIR PANJANG
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.