VISIN APARTMENTS is a 99-year leasehold development along SURREY ROAD in District 11 (Newton / Novena), 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 0 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 11 (Newton / Novena), the immediate context for VISIN APARTMENTS 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 0 sales and 60 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VISIN APARTMENTS dashboard.
- · CCR · D11
About VISIN APARTMENTS
VISIN APARTMENTS is a condominium, located at SURREY ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region).
Rental Market Overview
VISIN APARTMENTS has recorded 60 rental transactions with monthly rents averaging $4,115/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 60 | $4,115/mo | $3,000/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $3,433/mo |
| 2022 | 12 | $3,667/mo |
| 2023 | 9 | $4,233/mo |
| 2024 | 14 | $4,414/mo |
| 2025 | 10 | $4,510/mo |
| 2026 | 6 | $4,500/mo |
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Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows VISIN APARTMENTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VISIN APARTMENTS
- Novena MRT
- Newton MRT
- Newton MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- Singapore Chinese Girls'
Nearby MRT Stations
VISIN APARTMENTS is 510m from Novena MRT (North-South Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 510m |
| Newton | NS21 | North-South Line | 570m |
| Newton | DT11 | Downtown Line | 570m |
| Little India | NE7 | North-East Line | 1.3 km |
| Little India | DT12 | Downtown Line | 1.3 km |
| Farrer Park | NE8 | North-East Line | 1.3 km |
| Mount Pleasant | TE10 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 14 schools within 2 km of VISIN APARTMENTS, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 340m |
| St. Margaret's Secondary School | Secondary | 370m |
| Singapore Chinese Girls' School (Primary) | Primary | 710m |
| CHIJ Our Lady Queen of Peace | Primary | 770m |
| Anglo-Chinese School (Primary) | Primary | 810m |
| St. Joseph's Institution | Secondary | 1.1 km |
| ACS (Junior) | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| LASALLE College of the Arts | Tertiary | 1.5 km |
| Farrer Park Primary School | Primary | 1.5 km |
| New Town Primary School | Primary | 1.6 km |
| ISS International School (Preston) | International | 1.8 km |
Walking-distance MRT. Novena is about 0.51km — 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. St. Margaret's Primary School sits about 0.34km 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.
Thin transaction history. With only 0 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: VISIN APARTMENTS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 VISIN APARTMENTS?
What is the rental yield for VISIN APARTMENTS?
Is VISIN APARTMENTS freehold or leasehold?
How far is the nearest MRT from VISIN APARTMENTS?
What is the tenure of VISIN APARTMENTS?
How does VISIN APARTMENTS compare to other projects in the district?
What stamp duty applies for a foreign buyer of VISIN APARTMENTS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 60 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 VISIN APARTMENTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.