VIVA is a freehold development along SUFFOLK WALK in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 235 units and is TOP 2012.
This profile draws on 29 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 14 years from TOP, VIVA 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 11 (Newton / Novena), the immediate context for VIVA 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 29 sales and 368 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIVA dashboard.
- Average sale price: $3,519,345 across 29 transactions
- Estimated gross rental yield: 2.8%
- District 11 PSF ranking: Premium tier (top 12%)
- Freehold tenure · CCR · D11 · 235 units
About VIVA
VIVA is a freehold condominium, located at SUFFOLK WALK in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by THOMSON PEAK PTE LTD (ALLGREEN PROPERTIES LIMITED), comprising 235 residential units, completed in 2012.
As a freehold property, VIVA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIVA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 16 | $2,525 psf | $3,018,313 |
| 4 BR | 10 | $2,469 psf | $3,906,800 |
| 5+ BR | 3 | $2,475 psf | $4,900,000 |
Sales Market Overview
VIVA has recorded 29 sale transactions with an average transaction price of $3,519,345, ranging from $2,300,000 to $5,180,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $2,261 psf | $3,389,714 | — |
| 2022 | 4 | $2,503 psf | $2,927,000 | ↑ 10.7% |
| 2023 | 5 | $2,514 psf | $3,252,000 | ↑ 0.4% |
| 2024 | 5 | $2,501 psf | $3,597,000 | ↓ 0.5% |
| 2025 | 6 | $2,676 psf | $4,291,667 | ↑ 7.0% |
| 2026 | 2 | $2,773 psf | $3,315,000 | ↑ 3.6% |
VIVA ranks in the top 12% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, VIVA trades 2.2% above the segment benchmark.
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Rental Market Overview
VIVA has recorded 368 rental transactions with monthly rents averaging $8,175/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 107 | $5,867/mo | $4,000/mo | $8,450/mo |
| 3 BR | 169 | $7,964/mo | $6,000/mo | $11,000/mo |
| 4 BR | 83 | $10,255/mo | $7,000/mo | $13,500/mo |
| 5+ BR | 9 | $20,389/mo | $13,000/mo | $23,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 68 | $6,767/mo |
| 2022 | 79 | $7,967/mo |
| 2023 | 63 | $9,247/mo |
| 2024 | 75 | $8,822/mo |
| 2025 | 70 | $8,215/mo |
| 2026 | 13 | $7,654/mo |
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Investment Analysis
Based on average rents and sale prices, VIVA delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 VIVA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIVA
- Novena MRT
- Newton MRT
- Newton MRT
- Farrer Park MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- CHIJ Our Lady Queen of Peace
Nearby MRT Stations
VIVA is 530m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 530m |
| Newton | NS21 | North-South Line | 730m |
| Newton | DT11 | Downtown Line | 730m |
| Farrer Park | NE8 | North-East Line | 1.2 km |
| Little India | NE7 | North-East Line | 1.2 km |
| Little India | DT12 | Downtown Line | 1.2 km |
Nearby Schools
There are 16 schools within 2 km of VIVA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 290m |
| St. Margaret's Primary School | Primary | 300m |
| CHIJ Our Lady Queen of Peace | Primary | 620m |
| Singapore Chinese Girls' School (Primary) | Primary | 900m |
| Anglo-Chinese School (Primary) | Primary | 1.0 km |
| ACS (Junior) | Primary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| Farrer Park Primary School | Primary | 1.4 km |
| LASALLE College of the Arts | Tertiary | 1.4 km |
| St. Anthony's Primary School | Primary | 1.4 km |
| New Town Primary School | Primary | 1.7 km |
| Beatty Secondary School | Secondary | 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.
Walking-distance MRT. Novena is about 0.53km — 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. 235 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. St. Margaret's Secondary School sits about 0.29km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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: VIVA 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. 29 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 VIVA?
What is the rental yield for VIVA?
Is VIVA freehold or leasehold?
How far is the nearest MRT from VIVA?
What is the tenure of VIVA?
How does VIVA compare to other projects in the district?
What stamp duty applies for a foreign buyer of VIVA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 29 transactions analysed
- Rental data: 368 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 VIVA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.