Teresa Ville
Overview & Key Facts
Teresa Ville is a 264-unit freehold condominium at Lower Delta Road in District 4, developed through a joint venture between two established Singapore family developer houses — Yat Yuen Hong Co Pte Ltd and Kiaw Aik Hang Co Pte Ltd. The development sits on the Queenstown–Redhill fringe, a transitional residential belt between the mature HDB heartlands of Queenstown and the Alexandra–Tiong Bahru corridor that has historically attracted buyers seeking centrality at a meaningful PSF discount to the more heavily marketed Districts 9 and 10.
At 264 units, Teresa Ville is mid-scale by Singapore condominium standards — large enough to support a full facilities complement without the anonymity of a 500-plus-unit mega-development, and compact enough that common areas and management remain manageable. The freehold tenure is the development’s single most commercially significant attribute: freehold land in this part of Singapore’s central region is increasingly rare, and Teresa Ville’s permanent title protects owners from the lease-decay trajectory that systematically erodes the value of the many 99-year leasehold condominiums in the surrounding Redhill and Alexandra belt.
The unit profile skews decisively towards large-format configurations. With an average transacted price of approximately $2,908,695 and an average PSF of approximately $1,655, the implied average unit size is roughly 1,758 sqft — a footprint that places Teresa Ville firmly in the family-grade 3- and 4-bedroom segment rather than the compact-unit investor category. This size standard is significantly above what a comparable new launch in the district would deliver at similar PSF, reflecting both the era of construction and the development’s positioning as a genuine owner-occupier product.
Average monthly rents of approximately $5,136 against a median price in the $2.9 million range imply a gross yield of approximately 2.1% — characteristic of freehold CCR-adjacent Singapore condos where capital preservation and tenure permanence, rather than yield maximisation, are the primary investment theses. The combination of freehold land, central-region location, and generously proportioned units makes Teresa Ville a consistently relevant option for families and upgraders who want a permanent address in the inner Singapore residential belt without paying D9 or D10 premiums.
Location & Connectivity
Teresa Ville sits on Lower Delta Road, a residential arterial that runs through the Redhill–Queenstown fringe before connecting to the Queensway and Alexandra Road corridors. The address places residents at a genuinely central position within the Singapore road network: the CBD is approximately 5–7 minutes by car via Alexandra Road and Keppel Road; the Orchard Road shopping belt is 10 minutes by car; and the Harbourfront–VivoCity precinct at Sentosa Gateway is a comparable 10-minute drive to the south.
MRT access is anchored by Redhill MRT (EW18) on the East West Line, which sits approximately 700–900 metres from the development — a 9–12 minute walk, or a short bus or personal mobility device ride. From Redhill, residents have direct East West Line access to Raffles Place (5 stops, approximately 10 minutes), Jurong East (14 stops for the western employment corridor), and Changi Airport via the full EWL route. Tiong Bahru MRT (CC22) on the Circle Line is also within comparable walking distance — approximately 1 km — and provides a second transit corridor serving the Circle Line ring, including one-stop access to Outram Park (MRT interchange for the North East and East West Lines) and direct services to Dhoby Ghaut, Serangoon, and the Esplanade precinct.
The lifestyle geography is strong and maturing. The Tiong Bahru Plaza mall, a comprehensive suburban retail hub anchored by NTUC FairPrice, Cold Storage, Cathay Cineplex, and a dense food-and-beverage cluster, is approximately 1.2 km north — walkable or a single bus ride. The Tiong Bahru estate itself, Singapore’s most celebrated pre-war residential precinct and a well-documented lifestyle destination with artisan cafes, independent boutiques, and heritage architecture, is a 5-minute drive or 15-minute walk. Alexandra’s commercial belt — including Alexandra Retail Centre, Anchorpoint, and the IKEA Alexandra & Queensway Shopping Centre cluster — is approximately 1.5 km east along the Alexandra Road corridor.
Schools in the vicinity include Crescent Girls’ School, Queenstown Primary, and Gan Eng Seng School within reasonable distance, with River Valley Primary and Zhangde Primary catchable for families willing to navigate the primary school phase allocation process. The Delta Sports Complex and the nearby Tiong Bahru Park provide public recreational infrastructure. For the daily practical needs of families, the combination of Tiong Bahru Plaza, NTUC FairPrice, and the Alexandra commercial belt means that Lower Delta Road residents are not dependent on a mall at the doorstep — but several are within easy reach.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Radin Mas Primary School | primary | Within 1 km |
| Cantonment Primary School | primary | ~1.1 km |
| Blangah Rise Primary School | primary | ~1.1 km |
| Bukit Merah Secondary School | secondary | ~1.1 km |
| Henderson Secondary School | secondary | ~1.3 km |
| Gan Eng Seng School | secondary | ~1.4 km |
| Gan Eng Seng Primary School | primary | ~1.4 km |
| Outram Secondary School | secondary | ~1.5 km |
Facilities
Teresa Ville offers a facilities deck consistent with its 264-unit mid-scale positioning: a swimming pool, gymnasium, tennis court, function room, BBQ pits, and a children’s play area. Twenty-four-hour security is in place. The facilities are not the development’s primary draw — the freehold tenure, large unit format, and central location are — but what is provided is well-proportioned for the resident count and, at 264 units, meaningfully less contested than the equivalent facilities in developments of twice the size.
The swimming pool and tennis court, in particular, benefit from the development’s mid-scale unit count. A tennis court shared among 264 units is accessible in a way that the same facility at a 500-unit development is not — booking friction is low, and spontaneous usage is practical. The gymnasium offers standard cardio and resistance equipment suited for maintenance fitness. For residents who supplement with external sports facilities, Delta Sports Complex at Alexandra Road — one of Singapore’s better-appointed public sports centres, with a 50-metre pool, indoor sports halls, and fitness studios — is approximately 10 minutes by car.
“The facilities are not fancy but they are more than adequate. The pool is well-kept and rarely crowded. For families the size of the units more than makes up for the modest amenities compared to newer launches.”
— Resident review via PropertyGuru
The development’s landscaping and common area upkeep are consistently noted in resident feedback as well-maintained, suggesting a functional MCST with effective management of common property. For buyers upgrading from or comparing against newer launches with elaborate lifestyle facilities — infinity pools, sky terraces, club lounges — Teresa Ville’s facilities will appear modest. This is an accurate characterisation; the development was not designed to compete on amenity spectacle. It competes on freehold tenure, unit size, and location. For buyers whose priorities align with those attributes, the facilities deck is adequate rather than exceptional.
Unit Sizes & Layout
Teresa Ville’s most distinctive characteristic is its unit scale. With an average transacted PSF of approximately $1,655 and an average transacted price of approximately $2,908,695, the implied average unit size is roughly 1,758 sqft — a figure that places the development firmly in the spacious 3- and 4-bedroom family segment. This is not a development designed around compact investor units or dual-key configurations; it is a residence built for households that need bedrooms for children, dedicated dining areas, helper’s quarters, and the day-to-day space standard that Singapore landed housing has historically provided at prices that now far exceed what Teresa Ville commands on a per-unit or per-sqft basis.
The unit configurations at Teresa Ville span 3-bedroom and 4-bedroom formats, with the majority of the stock occupying the upper range. A 1,700+ sqft three-bedder at Teresa Ville delivers bedroom proportions that a 2025 new launch in the same district cannot approach at a similar PSF — individual bedrooms are genuinely large, living and dining areas are fully furnished-sized rather than optimised-for-show, and the kitchen and wet areas retain the practical square footage that era-standard construction permitted before land prices forced the industry toward progressively smaller floor plates.
The freehold title adds a dimension that is particularly significant for large-format family units. When a family commits $2.9 million to a primary residence, the permanence of the title affects not just the resale trajectory but the sense of ownership itself. Freehold land in this part of Singapore means there is no lease clock counting down, no CPF usage threshold to monitor, and no future conversation with a banker about a tightening LTV ratio as the remaining lease shortens. The unit can, in principle, be held across generations — a relevant consideration for buyers who view a $2.9 million family home as a long-duration commitment rather than a financial instrument to be traded within a 10-year horizon.
Buyers considering Teresa Ville should budget for renovation on the interior fit-out. The development’s vintage means that kitchens, bathrooms, and electrical installations are unlikely to be in first-owner condition, and the generous floor areas mean that a full renovation will cost more in absolute terms than a comparable exercise in a compact new launch unit. However, the upside of the renovation cost is that buyers have genuine creative latitude with large rooms: a 1,758 sqft freehold unit at $1,655 PSF, renovated to contemporary specification, still delivers a permanent central Singapore family home at a total all-in cost that compares very favourably with current new launch pricing in the district.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 9 | $1,797 | $2,437,556 |
| 5 BR | 17 | $1,580 | $3,158,122 |
Pricing & Market Position
Based on 26 recorded transactions, sale prices range from $2,300,000 to $4,100,000, averaging $2,908,695 (~$1,782 psf).
Rents range from $2,650 to $11,500 per month across 240 rental transactions. Current rental yield sits at approximately 1.8%.
Price Appreciation
From 2022 to 2026, the average PSF has appreciated by 20.1% (from $1,627 to $1,954 psf).
Neighbourhood Comparison
The most structurally relevant comparison for Teresa Ville within District 4 is the broader Queenstown–Redhill freehold versus leasehold spectrum. The majority of the condominium stock within 1–2 km of Teresa Ville’s Lower Delta Road address consists of 99-year leasehold developments from the 1990s and early 2000s, many of which now carry 70–75 years of remaining lease. These developments trade at a measurable PSF discount to Teresa Ville’s freehold pricing — the spread is the market’s direct pricing of the tenure differential. For buyers who can afford the freehold premium, Teresa Ville’s permanent title is a straightforward structural advantage over these leasehold alternatives; CPF usage is unrestricted, bank financing is unconstrained by lease-length guidelines, and future resale pools are broader.
Moving into the more premium D3 belt — the Tiong Bahru, Outram, and Alexandra Road corridor — the comparison sharpens. Alex Residences (D3, 99-year leasehold, 2015, ~429 units) on Alexandra View transacts at a higher PSF level than Teresa Ville despite its leasehold status, reflecting the premium that the Alexandra View address and more recent construction vintage commands. For buyers comparing the two, the relevant question is whether paying more PSF for a smaller unit on a leasehold is the right trade versus Teresa Ville’s freehold, larger unit, slightly less polished address. For most family buyers prioritising long-term ownership economics, Teresa Ville’s case is stronger.
Alexis at Alexandra Road (D3, freehold, 293 units) is the closest freehold comparable in the Alexandra–Queenstown corridor. Alexis is freehold, smaller-format (studios and 1-bedders predominantly), and transacts at a PSF level reflecting both its investor-grade unit mix and its D3 address. For buyers who want comparable freehold tenure but in a more compact configuration — typically investors or couples rather than families — Alexis is a relevant reference. Teresa Ville’s 4-bedroom family footprint sits in an entirely different end-use category.
Against D4 freehold new launches, Teresa Ville’s PSF advantage is the defining comparison point. The The Reef at King’s Dock in the Harbourfront waterfront precinct (D4, 99-year, 2024) illustrates the price distance: newer construction and a premium waterfront address command significantly higher PSF, but on a 99-year lease and with unit sizes that do not match Teresa Ville’s spacious family configurations. For buyers specifically seeking large-format freehold units at below-D9/D10 pricing in the central region, Teresa Ville has few direct competitors at comparable price points.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TERESA VILLE | Freehold | 1986 | 264 | $1,782 |
| REFLECTIONS AT KEPPEL BAY | 99 yrs lease commencing from 2006 | 2011 | 1,129 | $1,736 |
| THE INTERLACE | 99 yrs lease commencing from 2009 | 2013 | 1,040 | $1,468 |
| CARIBBEAN AT KEPPEL BAY | 99 yrs lease commencing from 1999 | 2004 | 969 | $1,762 |
| THE REEF AT KING'S DOCK | 99 yrs lease commencing from 2021 | 2021 | 429 | $2,468 |
| CAPE ROYALE | 99 yrs lease commencing from 2008 | 2013 | 302 | $2,220 |
ShiokNest Scores
Our proprietary scoring system evaluates TERESA VILLE across multiple dimensions.
What Residents Say
“We have lived here for many years and have no intention of leaving. The unit is enormous by today’s standards — we have three children and still have a home office. The freehold status was what made us choose Teresa Ville over the newer condos nearby.”
— Owner-occupier review via PropertyGuru
“The location is genuinely central — Redhill MRT is walkable, Tiong Bahru is five minutes by bus, and the CBD is not far by car. Lower Delta Road itself is quiet compared to the main roads. Good value for the freehold title.”
— Resident review via 99.co
“We rent a 3-bedroom unit here and it is by far the best value we have found in this area. The rooms are large enough for a real family setup — the master has a proper walk-in area, and the living room is actually big enough to entertain. Management keeps the place tidy.”
— Tenant review via SRX
“Bought here for the freehold and the space. At the time we were comparing with projects in River Valley and they were $400–500 PSF more for smaller units. Teresa Ville made more practical sense for a family. The Tiong Bahru food scene nearby is a bonus.”
— Owner review via EdgeProp
The resident feedback pattern at Teresa Ville is consistent across platforms: owner-occupiers who cite freehold tenure and unit size as the primary purchase rationale, combined with appreciation for the practical connectivity of the Lower Delta Road address. Tenant feedback emphasises the size-per-dollar value proposition relative to comparably rented units in the Orchard, River Valley, and Tiong Bahru corridors. The development’s resident profile skews toward established families and Singaporean upgraders rather than the expatriate-heavy mix that characterises D9 and D10 CCR condominiums — a function of the more accessible $2.9 million average price point, the family-grade unit format, and the practical rather than prestige-driven neighbourhood character.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership on Lower Delta Road, eliminating lease-decay risk and preserving full CPF usage and bank financing optionality for all future buyers
- Large-format units averaging ~1,758 sqft implied — spacious 3- and 4-bedroom configurations at a size standard new launches in the district cannot replicate at comparable PSF
- Two-line MRT access: Redhill EWL (~700–900m) and Tiong Bahru CCL (~1km) provide independent transit corridors to the CBD, Jurong, and the Circle Line ring
- Gross yield ~2.1% with proven tenant demand from expatriate professionals and Singaporean families seeking large central-region units
- $1,655 PSF for central Singapore freehold — materially below D9/D10 freehold pricing for comparable family unit sizes
- Tiong Bahru lifestyle precinct approximately 5 minutes by car or bus — artisan cafes, independent retail, Tiong Bahru Plaza, and the heritage estate streetscape
- Delta Sports Complex (~10 min drive) supplements development facilities with 50m pool, courts, and fitness trail at subsidised public rates
- 264-unit mid-scale development — pool and tennis court accessible without booking friction; functional MCST with manageable community size
- Gross yield ~2.1% is below the 3%+ threshold yield-focused investors typically require — capital appreciation and tenure permanence are the primary investment thesis, not income
- Lower Delta Road is a functional residential address rather than a prestige precinct — lacks the aspirational address value of River Valley, Tiong Bahru proper, or the Stevens corridor
- Facilities deck is modest relative to newer CCR condos — no infinity pool, sky terrace, or lifestyle-grade clubhouse; basic pool, gym, and tennis court
- Development vintage requires renovation budget for kitchens, bathrooms, and fittings — generous unit sizes mean renovation costs are higher in absolute terms than compact new launches
- Redhill MRT ~700–900m walk is not within the 500m radius that most buyers consider “doorstep MRT” access; bus or mobility device useful in hot weather
- No waterfront or elevated views — units look out over the Lower Delta Road residential environment rather than a distinctive natural or urban vista
Verdict
Teresa Ville’s investment case rests on three reinforcing pillars: freehold tenure on Lower Delta Road, large-format units at a PSF below current new launch levels, and two-MRT-line access to the CBD and the broader Singapore network. The interaction between these three attributes defines both the development’s value proposition and its addressable buyer pool.
The freehold title is the non-negotiable differentiator. In a Redhill–Alexandra–Queenstown corridor dominated by 99-year leasehold stock — much of it from the 1990s and early 2000s, with 70–75 years of lease remaining — Teresa Ville’s permanent land ownership is a genuine structural advantage. It removes the lease-decay discount from any resale or rental negotiation, eliminates CPF usage restrictions, and preserves full bank financing optionality for future buyers. For a family planning a 10–20-year primary residence hold, the absence of a lease clock ticking in the background simplifies the financial planning and removes a variable that, in Singapore’s heavily leasehold-dominated market, increasingly affects resale liquidity for older developments.
At $1,655 PSF, the pricing sits at a level that represents genuine relative value for freehold land in this part of District 4. Comparable new freehold launches in the broader Alexandra–Queenstown belt — where they exist at all, which is increasingly rare given developer acquisition costs — trade at materially higher PSF levels. The approximately 2.1% gross yield, while below the 3% threshold that yield-focused investors typically target, is characteristic of well-located freehold CCR-adjacent Singapore condominiums and reflects a tenant pool anchored by expatriate professionals and Singaporean families who value the district’s centrality.
The primary weakness relative to D3, D9, and D10 comparables is the facilities deck and neighbourhood lifestyle quotient. Lower Delta Road is not a premium precinct address in the way that River Valley, Clemenceau, or the Stevens corridor are. The immediate streetscape is functional rather than aspirational — a working residential road rather than a curated lifestyle environment. Buyers who prioritise the lifestyle optics of an address — the ability to say “River Valley” or “Tanglin” — will find the Teresa Ville address less compelling than the tenure and PSF metrics suggest. For buyers whose hierarchy places living practicality and financial fundamentals above address prestige, the trade-off is clearly favourable.
Teresa Ville is the structurally correct choice for family buyers who want freehold permanence, genuine room to live, and two-line MRT access to the CBD — at a price point that D9 and D10 freehold alternatives cannot match at comparable unit sizes.
Against new launches in the district, Teresa Ville’s size advantage is decisive. The approximately 1,758 sqft average unit is 40–60% larger than what a comparable-PSF new launch four-bedroom in the district delivers today. For families upgrading from a large executive HDB or from a private condominium where the rooms are genuinely too small for daily family life, Teresa Ville’s floor plate standard resolves a real problem that newer, more expensive developments do not. The renovation cost is a real consideration, but it is a one-time outlay against a permanent freehold title — and at $1,655 PSF, the total all-in acquisition-plus-renovation cost for a well-finished 1,758 sqft freehold unit remains competitive with move-in-ready new launches at smaller sizes.