Liiv Residences
Located in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), Liiv Residences is a freehold condominium in the Rest of Central Region (RCR). The development comprises 23 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
LIIV RESIDENCES is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by , comprising 23 units.
Location & Connectivity
LIIV RESIDENCES is approximately 900m from Haw Par Villa MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Haw Par Villa | Circle Line | 900m |
| Kent Ridge | Circle Line | 1.1 km |
Schools & Education
6 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 900m |
| Dulwich College (Singapore) | International | 1.5 km |
| The Japanese School | International | 1.6 km |
| Kent Ridge Secondary School | Secondary | 1.8 km |
| Dover Court International School | International | 1.9 km |
| United World College of South East Asia (Dover) | International | 1.9 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,765 psf | $1,045,000 |
| 3 BR | 1 | $1,206 psf | $1,506,400 |
Market Position
LIIV RESIDENCES has recorded 3 sales at an average price of $1,198,800.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at LIIV RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,889/mo | $1,045,000 | 3.32% | $276/mo |
| 3 BR | $3,900/mo | $1,506,400 | 3.11% | $259/mo |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,206 psf | — |
| 2022 | 2 | $1,765 psf | ↑ 46.3% |
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 5 reads 134.8 as of June 2026 — down 5.5% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
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.
- The 23-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, international school families, tertiary student housing and yield-focused investors. At ~904m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
Verdict
LIIV RESIDENCES is a freehold development in District 5 (RCR), with 23 units, offering a gross yield of 3.2%.
Explore the full LIIV RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing LIIV RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $200,000
- Clementi — 4-room average $838,557 (1.9 km away), an upgrader gap of about $350,000
FAQ
What is the average PSF for LIIV RESIDENCES?
Is LIIV RESIDENCES freehold?
What is the rental yield for LIIV RESIDENCES?
Which MRT is nearest to LIIV RESIDENCES?
Sources & Next Steps
- LIIV RESIDENCES Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 47 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2022 · 3 records analysed · Source: URA private-sale caveats