VILLAS SIX 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 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 5 (West Coast / Clementi), the immediate context for VILLAS SIX 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 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLAS SIX dashboard.
- Average sale price: $3,750,000 across 1 transactions
- District 5 PSF ranking: Mid-range (top 70%)
- Freehold tenure · RCR · D5
About VILLAS SIX
VILLAS SIX is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region).
As a freehold property, VILLAS SIX does not face lease decay concerns.
Sales Market Overview
VILLAS SIX has recorded 1 sale transactions with an average transaction price of $3,750,000, ranging from $3,750,000 to $3,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,353 psf | $3,750,000 | — |
VILLAS SIX ranks in the top 70% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, VILLAS SIX trades 33.9% below the segment benchmark.
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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 VILLAS SIX (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLAS SIX
- Sixth Avenue MRT
- Tan Kah Kee MRT
- Hwa Chong International School
- Hwa Chong Institution
- Hwa Chong Institution (JC)
Nearby MRT Stations
VILLAS SIX is 490m from Sixth Avenue MRT (Downtown Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Sixth Avenue | DT7 | Downtown Line | 490m |
| Tan Kah Kee | DT8 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of VILLAS SIX, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hwa Chong International School | International | 140m |
| Hwa Chong Institution | Secondary | 210m |
| Hwa Chong Institution (JC) | Jc | 210m |
| Lycee Francais de Singapour | International | 660m |
| Hollandse School | International | 890m |
| Australian International School | International | 1.1 km |
| National Junior College | Secondary | 1.3 km |
| National Junior College | Jc | 1.3 km |
| Chatsworth International School (Bukit Timah) | International | 1.4 km |
| German European School Singapore | International | 1.9 km |
| Henry Park Primary School | Primary | 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. Sixth Avenue sits about 0.49km 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 International School sits about 0.14km 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.
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: VILLAS SIX 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. 1 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 VILLAS SIX?
What is the rental yield for VILLAS SIX?
Is VILLAS SIX freehold or leasehold?
How far is the nearest MRT from VILLAS SIX?
What is the tenure of VILLAS SIX?
How does VILLAS SIX compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLAS SIX?
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
- 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 VILLAS SIX
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.