VIVA VISTA is a freehold development along SOUTH BUONA VISTA ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 144 units and is TOP 2015.
This profile draws on 38 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 11 years from TOP, VIVA VISTA 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 5 (West Coast / Clementi), the immediate context for VIVA VISTA 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 38 sales and 510 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIVA VISTA dashboard.
- Average sale price: $746,684 across 38 transactions
- Estimated gross rental yield: 4.5%
- District 5 PSF ranking: Above average (top 35%)
- Freehold tenure · RCR · D5 · 144 units
About VIVA VISTA
VIVA VISTA is a freehold condominium, located at SOUTH BUONA VISTA ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by HUME HOMES PTE LTD, comprising 144 residential units, completed in 2015.
As a freehold property, VIVA VISTA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIVA VISTA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 30 | $1,747 psf | $669,633 |
| 1 BR | 1 | $1,415 psf | $990,000 |
| 2 BR | 7 | $1,394 psf | $1,042,143 |
Sales Market Overview
VIVA VISTA has recorded 38 sale transactions with an average transaction price of $746,684, ranging from $580,000 to $1,150,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,590 psf | $662,125 | — |
| 2022 | 9 | $1,613 psf | $730,000 | ↑ 1.4% |
| 2023 | 1 | $1,806 psf | $700,000 | ↑ 12.0% |
| 2024 | 5 | $1,812 psf | $797,600 | ↑ 0.3% |
| 2025 | 15 | $1,700 psf | $787,933 | ↓ 6.2% |
VIVA VISTA ranks in the top 35% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, VIVA VISTA trades 18.2% below the segment benchmark.
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Rental Market Overview
VIVA VISTA has recorded 510 rental transactions with monthly rents averaging $2,766/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $1,388/mo | $1,388/mo | $1,388/mo |
| 1 BR | 476 | $2,736/mo | $1,800/mo | $4,100/mo |
| 2 BR | 33 | $3,241/mo | $2,200/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 102 | $2,130/mo |
| 2022 | 101 | $2,598/mo |
| 2023 | 85 | $3,132/mo |
| 2024 | 99 | $2,975/mo |
| 2025 | 103 | $3,037/mo |
| 2026 | 20 | $2,860/mo |
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Investment Analysis
Based on average rents and sale prices, VIVA VISTA delivers an estimated gross rental yield of 4.5%. This places it among the higher-yielding condos in Singapore.
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 VIVA VISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIVA VISTA
- Haw Par Villa MRT
- Pasir Panjang MRT
- Dulwich College (Singapore)
Nearby MRT Stations
VIVA VISTA is 520m from Haw Par Villa MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Haw Par Villa | CC25 | Circle Line | 520m |
| Pasir Panjang | CC26 | Circle Line | 710m |
Nearby Schools
There are 1 schools within 2 km of VIVA VISTA.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.4 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. Haw Par Villa is about 0.52km — 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. Dulwich College (Singapore) sits about 1.41km 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": "amber",
"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 VISTA 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. 38 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 VIVA VISTA?
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Is VIVA VISTA freehold or leasehold?
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What is the tenure of VIVA VISTA?
How does VIVA VISTA 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: 38 transactions analysed
- Rental data: 510 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 VISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.