The Venue Residences

Overview & Key Facts

The Venue Residences and Shoppes is a 266-unit mixed-use development at Tai Thong Crescent in the Potong Pasir–Macpherson precinct of District 13, developed by Crescent View Development Pte Ltd, a subsidiary of City Developments Limited (CDL). Completed in 2017 on a 99-year lease from 2012, the development integrates 266 residential units above 28 commercial units (23 restaurants and 5 retail shops) on the first two storeys. This mixed-use format delivers built-in dining and retail convenience that pure residential developments cannot match.

CDL’s involvement is a meaningful quality signal. As one of Singapore’s most established developers, CDL brings a track record of durable construction and thoughtful design that extends beyond the typical volume-developer approach. The Venue Residences benefits from this pedigree in its finishing quality, common area design, and long-term structural integrity — attributes that become increasingly visible as a development ages past its first decade.

At an average of approximately $1,916 psf with a gross rental yield around 3.2%, The Venue Residences occupies a competitive position in the Potong Pasir–Macpherson belt. The development’s proximity to Potong Pasir MRT on the North-East Line — approximately 3 minutes on foot — provides direct CBD access that anchors both own-stay convenience and rental appeal. The surrounding area has undergone steady transformation from its industrial heritage to a more residential character, with new developments and amenities gradually reshaping the streetscape.

Location & Connectivity

The Venue Residences is strategically positioned at the intersection of the Potong Pasir and Macpherson neighbourhoods in District 13. Potong Pasir MRT on the North-East Line is approximately a 3-minute walk — genuine doorstep access that delivers direct service to Dhoby Ghaut (4 stops), Clarke Quay (5 stops), and HarbourFront (8 stops). The NEL is one of the most reliable MRT lines in Singapore, and the 15-minute ride to the CBD makes The Venue Residences a realistic option for professionals who want to live outside the central core without a punishing commute.

The 28 commercial units on the ground floor are The Venue’s practical differentiator. With 23 restaurants and 5 retail shops within the development itself, residents have genuine F&B variety without stepping outside the compound. The broader Potong Pasir neighbourhood adds to this with a mix of kopitiams, coffee shops, and local eateries along Upper Serangoon Road. For more comprehensive shopping, NEX at Serangoon (two NEL stops) is the nearest mega-mall, while the Paya Lebar Quarter cluster is accessible via the Circle Line interchange at Serangoon.

The school catchment includes Cedar Primary School, St Andrew’s Junior School, and Bendemeer Primary School within the 1–2 km radius. St Andrew’s Village — encompassing the Junior School, Secondary School, and Junior College — is a notable draw for families seeking continuity in the Anglican school system. The Stamford American International School is also nearby, supporting the expatriate family rental submarket.

Schools & Education

Facilities

The Venue Residences delivers a solid facilities package for its 266-unit scale. An infinity pool and children’s pool with trampoline serve the aquatic needs, while sky terraces provide elevated communal spaces for socialising and relaxation. The gymnasium, steam room, yoga patio, and hammock lounge cover fitness and wellness. BBQ alfresco dining areas, a clubhouse, and landscaped gardens round out the communal offering. The development also features themed garden spaces — a Fern Garden and Leaf Garden — that add botanical character to the common areas.

“Lovely condo, 3 minutes to the MRT. Lots of good eateries downstairs in the commercial units — we rarely need to cook on weekday evenings. The facilities are well-maintained and the infinity pool is a nice surprise for a mid-sized development.”

— Resident review, 99.co (2024)

The CDL build quality is evident in the durability of the common area finishes, which have aged well over the development’s nine years. The sky terraces provide a genuine elevated communal experience that many developments of this size lack. The mixed-use format means that the ground-floor commercial activity creates a livelier street-level ambience compared to purely residential projects, though this can occasionally translate to higher foot traffic through common areas during dining hours. 24-hour security is standard with card-access lobbies, and the management has maintained a good standard of upkeep.

Unit Sizes & Layout

The Venue Residences offers 266 residential units in configurations that cater to a range of household sizes. CDL’s approach at The Venue was to deliver units that are marginally larger and more comfortable than many of its contemporaries — a deliberate strategy that trades lower unit count for better individual living quality. The layouts are practical and efficient, with CDL’s signature attention to functional kitchen design, adequate storage, and sensible bedroom-to-living proportions.

The development’s unit sizes are competitive by 2012-launch standards, and the CDL finishing quality — solid bathroom fittings, durable flooring, and reliable kitchen appliances — has held up well over nine years. Most resale units are in move-in condition or require only cosmetic refreshes rather than full renovation. The higher-floor units benefit from views toward the Potong Pasir landed estate and the greenery along Sungei Whampoa, while lower floors interface more directly with the commercial podium activity. Stack selection should balance view preferences with the consideration that restaurant-adjacent units may experience cooking ventilation effects.

Pricing & Market Position

Across 86 recorded transactions (all-time), sale prices range from $780,000 to $3,300,000, averaging $1,692,354.

Over the last 12 months, transactions averaged $1,943 psf.

Rents range from $2,200 to $8,000 per month across 195 rental transactions. Current rental yield sits at approximately 3.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE VENUE 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:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 30.4% (from $1,506 to $1,963 psf).

Neighbourhood Comparison

In the Potong Pasir–Macpherson area, The Venue Residences competes with Sennett Residence (2015, 99yr, ~$1,700 psf) and The Woodleigh Residences (2023, 99yr, ~$2,431 psf). Sennett Residence offers a lower entry PSF but without the mixed-use convenience or direct MRT proximity. The Woodleigh Residences delivers a newer integrated mall experience above Woodleigh MRT, but at a 27% PSF premium that reflects its freshness and integrated-transport positioning. The Venue occupies the value middle: MRT-proximate, mixed-use, CDL-quality, and priced below the newest competition.

Against comparable mixed-use developments elsewhere, North Park Residences (2018, 99yr, ~$1,500 psf) at Yishun offers integrated mall living at a lower quantum but in a less central location. Watertown (2017, 99yr, ~$1,400 psf) at Punggol provides a similar concept in the northeastern frontier at OCR pricing. For buyers who want the mixed-use format within reasonable commuting distance to the CBD, The Venue Residences’ District 13 location and NEL connectivity provide a materially better daily experience than these outer alternatives, with the price differential justified by the locational advantage.

Lease Decay Analysis

The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE VENUE RESIDENCES across multiple dimensions.

What Residents Say

“Impressive mixed development with great accessibility. The restaurants downstairs are a huge bonus — we have Thai, Japanese, Western, and local options without leaving the building. Three minutes to Potong Pasir MRT makes the commute to town a breeze.”

— Resident review, PropertyGuru (2024)

“Very accessible due to MRT and nearby bus services. The condo is well-maintained and CDL’s build quality shows even after years. The infinity pool and sky terrace are pleasant surprises for a development this size.”

— Tenant review, 99.co (2023)

“The commercial units are a double-edged sword. Great for convenience, but some of the restaurant exhaust systems aren’t perfect, and there’s more foot traffic through the development than a purely residential condo. Lower-floor units can smell cooking at dinner time.”

— Owner feedback, EdgeProp (2024)

Strengths & Weaknesses

Verdict

The Venue Residences occupies an appealing middle ground in the RCR market: a CDL-quality mixed-use development with near-doorstep MRT access, built-in F&B convenience, and a price point that has not yet fully caught up with the area’s improving trajectory. The Potong Pasir–Macpherson precinct lacks the glamour of River Valley or Bukit Timah, but it compensates with genuine livability — good transport, diverse food options, solid schools, and a community character that has deepened as the neighbourhood has matured.

The 99-year lease from 2012 provides approximately 85 years of remaining tenure — comfortable for all buyer profiles, including younger purchasers needing full CPF and loan access. The development will not face lease-related pressure for at least two decades. The 3.2% gross yield is moderate, reflecting the RCR positioning rather than aggressive yield territory, but the built-in F&B amenities and MRT proximity support consistent tenant demand.

For own-stay buyers, The Venue Residences suits professionals and young families who value transport convenience and dining variety over prestige addressing. The NEL connectivity, expressway access, and walkable commercial units create a daily living rhythm that minimises friction. For investors, the CDL pedigree provides confidence in long-term structural quality, and the Potong Pasir area’s gradual gentrification should support moderate capital appreciation over a 10-year horizon. The main risk is competition from newer launches in the Bidadari belt and along the TEL corridor, which could divert buyer attention from this slightly older but fundamentally sound development.