VISTA RESIDENCES is a freehold development along JALAN DATOH in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 280 units and is TOP 2013.
This profile draws on 40 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 13 years from TOP, VISTA RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for VISTA RESIDENCES 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 40 sales and 436 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VISTA RESIDENCES dashboard.
- Average sale price: $2,240,550 across 40 transactions
- Estimated gross rental yield: 2.4%
- District 12 PSF ranking: Premium tier (top 9%)
- Freehold tenure · RCR · D12 · 280 units
About VISTA RESIDENCES
VISTA RESIDENCES is a freehold condominium, located at JALAN DATOH in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by ARTS ASSOCIATE COMPANY PTE LTD, comprising 280 residential units, completed in 2013.
As a freehold property, VISTA RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VISTA RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,752 psf | $1,116,400 |
| 2 BR | 3 | $1,641 psf | $1,483,333 |
| 3 BR | 22 | $1,917 psf | $2,319,773 |
| 4 BR | 9 | $1,930 psf | $2,720,556 |
| 5+ BR | 1 | $1,658 psf | $4,070,000 |
Sales Market Overview
VISTA RESIDENCES has recorded 40 sale transactions with an average transaction price of $2,240,550, ranging from $1,088,000 to $4,070,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,645 psf | $1,805,125 | — |
| 2022 | 7 | $1,697 psf | $1,955,000 | ↑ 3.2% |
| 2023 | 9 | $1,888 psf | $2,412,889 | ↑ 11.3% |
| 2024 | 5 | $2,005 psf | $2,348,000 | ↑ 6.2% |
| 2025 | 10 | $2,078 psf | $2,559,000 | ↑ 3.7% |
| 2026 | 1 | $2,051 psf | $2,450,000 | ↓ 1.3% |
VISTA RESIDENCES ranks in the top 9% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, VISTA RESIDENCES trades 8.5% below the segment benchmark.
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Rental Market Overview
VISTA RESIDENCES has recorded 436 rental transactions with monthly rents averaging $4,538/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 93 | $3,034/mo | $2,200/mo | $5,900/mo |
| 2 BR | 65 | $3,972/mo | $3,000/mo | $4,900/mo |
| 3 BR | 194 | $4,959/mo | $3,400/mo | $6,800/mo |
| 4 BR | 81 | $5,514/mo | $3,600/mo | $6,800/mo |
| 5+ BR | 3 | $9,833/mo | $9,000/mo | $10,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 84 | $3,741/mo |
| 2022 | 89 | $4,039/mo |
| 2023 | 77 | $4,978/mo |
| 2024 | 88 | $4,773/mo |
| 2025 | 74 | $5,087/mo |
| 2026 | 24 | $5,208/mo |
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Investment Analysis
Based on average rents and sale prices, VISTA RESIDENCES delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,643 psf | 304 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows VISTA RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VISTA RESIDENCES
- Toa Payoh MRT
- Novena MRT
- Mount Pleasant MRT
- Caldecott MRT
- Caldecott MRT
- New Town Primary School
- St. Joseph'
- Beatty Secondary School
Nearby MRT Stations
VISTA RESIDENCES is 670m from Toa Payoh MRT (North-South Line), with 6 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of VISTA RESIDENCES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| New Town Primary School | Primary | 610m |
| St. Joseph's Institution | Secondary | 880m |
| Beatty Secondary School | Secondary | 1.0 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| Nexus International School | International | 1.2 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.3 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.3 km |
| Pei Chun Public School | Primary | 1.3 km |
| Manjusri Secondary School | Secondary | 1.4 km |
| Balestier Hill Primary School | Primary | 1.5 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.
Walking-distance MRT. Toa Payoh is about 0.67km — 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.
Solid facilities scale. 280 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. New Town Primary School sits about 0.61km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
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: VISTA RESIDENCES 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. 40 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 VISTA RESIDENCES?
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Is VISTA RESIDENCES freehold or leasehold?
How far is the nearest MRT from VISTA RESIDENCES?
What is the tenure of VISTA RESIDENCES?
How does VISTA RESIDENCES 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: 40 transactions analysed
- Rental data: 436 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 VISTA RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.