Overview & Key Facts
ARIVA ON SHAN SERVICED RESIDENCE is a freehold residential development along SHAN ROAD in District 12 (Toa Payoh / Balestier). The project comprises a compact development and sits in the established secondary market, placing it in the RCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
MRT proximity data is sparse for this address. Pull a walking-distance check on OneMap or Google Maps before underwriting any MRT premium.
Within District 12 (Toa Payoh / Balestier), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Beatty Secondary School | secondary | Within 1 km |
| CHIJ Secondary (Toa Payoh) | secondary | ~1.0 km |
| New Town Primary School | primary | ~1.0 km |
| School of Science and Technology | jc | ~1.1 km |
| Saint Joseph's Institution International | international | ~1.1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| Balestier Hill Primary School | primary | ~1.3 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Across 1 recorded transaction (all-time), sale prices range from $86,499,999 to $86,499,999, averaging $86,499,999.
Neighbourhood Comparison
Among directly-comparable district projects: THE ORIE at $2,730 psf; EIGHT RIVERSUITES at $1,643 psf; GEM RESIDENCES at $1,838 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ARIVA ON SHAN SERVICED RESIDENCE | Freehold | — | — | — |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,650 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,845 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,711 |
| VERTICUS | Freehold | 2021 | 162 | $2,127 |
ShiokNest Scores
Our proprietary scoring system evaluates ARIVA ON SHAN SERVICED RESIDENCE across multiple dimensions.
What Residents Say
If you drive, it works well. Public transport requires a bus or a longer walk to the nearest MRT — fine for most days but a consideration in heavy weather.
Resident, paraphrased from PropertyGuru reviews (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- MRT proximity data is sparse — confirm walking time before assuming convenience
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Limited nearby-school data — verify school-belt access manually for family buyers
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr) and freehold / generational hold. At ~646m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
young couples (no kids), families with young children and empty nesters / downsizers should treat this as a shortlist candidate, not a default choice.
cbd walking distance and yield-focused investors should probably look elsewhere. Walking distance to the Marina Bay financial cluster lets you skip transit entirely.
Verdict
Composite assessment: ARIVA ON SHAN SERVICED RESIDENCE is a balanced option requiring careful unit selection. The blended editorial score lands at 6.7/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.
HDB Alternatives Nearby
Weighing ARIVA ON SHAN SERVICED RESIDENCE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $876,802 (300m away), an upgrader gap of about $85,600,000
- Toa Payoh — 4-room average $930,004 (540m away), an upgrader gap of about $85,550,000
- Central Area — 4-room average $1,067,811 (1.9 km away), an upgrader gap of about $85,450,000
Sources & References
Frequently Asked Questions
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Latest recorded data point: Mar 2022 · 1 record analysed · Source: URA private-sale caveats