The Verandah Residences

Overview & Key Facts

The Verandah Residences is a 170-unit freehold condominium at 225–231C Pasir Panjang Road in District 5, developed by Oxley Holdings Limited (Oxley Amber Pte Ltd) and completed in 2021. Designed by DP Architects, the project won the Asia Property Awards for Best New Private Condo Architectural Design (2019) — recognition that reflects its genuinely distinctive heritage-inspired aesthetic in a market that rarely rewards architectural ambition at the boutique scale.

The development comprises four five-storey residential blocks and three double-storey strata townhouses on an 89,622 sqft freehold site. The design draws explicitly from the black-and-white colonial bungalows that characterise the Pasir Panjang neighbourhood, incorporating generous verandahs, elongated eaves, louvred screens, and a monochrome facade that creates a coherent architectural identity rather than the generic glass-box aesthetic of most D5 condominiums. The result is a low-rise development that feels contextually grounded — an intentional response to the area’s colonial residential heritage rather than a density-maximised GLS product.

The unit mix spans 1- to 4-bedroom configurations (plus three strata townhouses) ranging from 452 sqft for the smallest 1-bedder to 2,174 sqft for the townhouse format, with an implied average of approximately 801 sqft consistent with the stated average price of $1.61 million at $2,006 PSF. At 167–170 units across four blocks, the community scale is genuinely boutique — neither the oversized-complex anonymity of 500-unit developments nor the management-thin fragility of 50-unit niche projects.

The Verandah Residences sits at the intersection of several converging District 5 narratives: the Greater Southern Waterfront transformation stretching from Pasir Panjang to Tanjong Pagar, the established tech-and-research employment cluster of one-north and Mapletree Business City, and the quiet low-rise character of the Pasir Panjang Road corridor that predates and may yet survive the densification pressures of nearby government land parcels. At $2,006 PSF — freehold, award-winning architecture, and 600 metres from Haw Par Villa MRT — the development is priced at the premium end of the D5 freehold market, but within credible range of the address’s fundamental value.

Location & Connectivity

The Verandah Residences sits at 225–231C Pasir Panjang Road in District 5, a stretch of the southern corridor that runs between the West Coast Highway and the Ayer Rajah Expressway (AYE). The address is not a main-arterial frontage in the conventional sense — Pasir Panjang Road carries moderate through traffic — but it is significantly quieter than Clementi Road or Commonwealth Avenue, and the development’s low-rise configuration means that most units face either the internal landscaped courtyard or the leafy residential streets flanking the site. Peak-hour congestion on Pasir Panjang Road is a genuine constraint, noted consistently in independent reviews, and residents commuting by car should factor an additional 5–10 minutes buffer into CBD journey times during peak periods.

MRT connectivity is anchored by Haw Par Villa MRT (CC25) on the Circle Line, approximately 500–600 metres from the development — a 6–7 minute walk along Pasir Panjang Road. The Circle Line provides a one-seat ride to Buona Vista MRT (EW21/CC22), the East-West and Circle Line interchange, in under 10 minutes, and onward connections to Holland Village, one-north (CC23), Botanic Gardens (DT9/CC19), and the full Circle Line arc. For the CBD, a Buona Vista-to-Raffles Place journey via EWL takes approximately 25 minutes in total. The Haw Par Villa station opened as part of the Circle Line extension in 2011 — it is relatively recently constructed, air-conditioned, and well-maintained, without the service-pattern quirks of older NSL and EWL stations.

The employment catchment is the development’s strongest location asset. Mapletree Business City (MBC I and II) — home to Google, Samsung, Cisco, Unilever, Microsoft, Hewlett Packard, and a broad cluster of tech and FMCG MNCs — is under 5 minutes by car via Pasir Panjang Road. Science Park I and II are 4–5 minutes away. The one-north research and tech precinct (Fusionopolis, Biopolis, Mediapolis) is approximately 9 minutes by car or a short Circle Line ride to one-north station. For professionals employed across this employment corridor — one of Singapore’s most talent-dense — The Verandah Residences offers a commute advantage that few D5 condominiums can match.

The neighbourhood’s park and nature amenity is genuinely excellent. Kent Ridge Park, with its WWII heritage trails and elevated hilltop views, is a short walk away. HortPark, Singapore’s horticultural showcase, is accessible via Pasir Panjang Road. Labrador Nature Reserve and its coastal trail are within easy reach, and West Coast Park is under 10 minutes by car. For residents who value access to green space, the Pasir Panjang corridor delivers one of D5’s richest combinations of parks and nature reserves. Retail is more suburban than urban: Vivo City in HarbourFront is approximately 10–12 minutes by Circle Line, West Coast Plaza is a 10-minute drive, and ARC (Ayer Rajah) is nearby for daily convenience. The tradeoff for the leafy, low-rise neighbourhood character is that there is no major mall at the doorstep.

For families with school-going children, the catchment covers established primary and secondary schools: Nan Hua Primary and Nan Hua High School are within the primary 1km zone, Fairfield Methodist Primary and New Town Primary are within reach, and international school options including United World College South East Asia (UWCSEA Dover) and ACS International are within 10–15 minutes by car. National University of Singapore (NUS) is 5 minutes from the development, making the address particularly strong for academics, NUS-affiliated researchers, and families with university students.

Schools & Education

Facilities

The Verandah Residences offers a facilities deck that is proportionate to its boutique 170-unit scale and consistent with its premium positioning. The centrepiece is a 40-metre lap pool — a meaningful lap-swimming facility that most sub-200-unit developments cannot accommodate — flanked by a relaxation deck, jacuzzi, and aqua gym. The gym is well-equipped, the outdoor dining and BBQ pavilion supports resident social use, and the Sky Lounge provides elevated amenity above the surrounding streetscape. A clubhouse with function room completes the core offering.

The facilities are not the development’s primary selling proposition — the architectural character, freehold tenure, and employment proximity are — but what exists is well-considered and well-executed. The 40-metre pool at a 170-unit development represents a meaningful facilities-to-resident ratio: at full occupancy, approximately 170 households share a lap pool that most 500-unit condominiums would also claim as their centrepiece. In practice, usage is predictably lighter than at larger developments, and residents report accessible pool time without weekend booking constraints.

“The pool is large for a development this size. We rarely have to queue for lanes. The colonial design gives the whole compound a character you don’t find in most newer D5 condos.”

— Resident review via PropertyGuru

The architectural quality of the common areas reinforces the development’s award-winning design identity. The black-and-white colonial motif, louvred screen detailing, and generous verandah overhangs visible in the residential blocks extend into the landscaping and covered walkways, creating a consistent aesthetic that luxury projects rarely achieve when facilities are designed by committee. The Sky Lounge in particular — an unusual inclusion for a five-storey development — signals that Oxley Holdings’ brief to DP Architects was genuinely amenity-forward rather than cost-minimising.

Unit Sizes & Layout

The Verandah Residences offers seven configuration types across 170 units: 1-bedroom (452–527 sqft), 1-bedroom with Study (603–710 sqft), 2-bedroom (646–818 sqft), 3-bedroom (904–969 sqft), 3-bedroom Premium (990–1,087 sqft), 4-bedroom (1,249–1,485 sqft), and 4-bedroom Strata Townhouse at 2,174 sqft. The mix spans from compact 1-bedroom investor units to generous townhouse formats, reflecting Oxley’s intent to address multiple buyer segments within a single development.

The 1-bedroom configurations at 452–527 sqft are compact by any measure — independent reviews have noted limited wardrobe space and the constraints that come with sub-500 sqft floorplates. At $2,006 PSF, a 463 sqft 1-bedder implies a price of approximately $928,000 — a point at which buyers can access larger leasehold 1-bedroom units in adjacent D5 precincts. The value proposition for the 1-bedroom tier rests on freehold tenure, design premium, and the employment proximity narrative rather than unit space optimisation, and buyers primarily motivated by liveability should approach the smaller configurations with renovation budget in mind.

The 3-bedroom and 4-bedroom tiers offer more compelling proportions. A 1,087 sqft 3-bedroom Premium and a 1,485 sqft 4-bedroom deliver family-grade room dimensions within a five-storey low-rise format that, unlike tower units, benefits from full-height windows, cross-ventilation through louvred screens, and verandah-facing balcony spaces that genuinely extend the liveable footprint. The townhouse format at 2,174 sqft across two storeys is the development’s most distinctive product: a strata-titled freehold townhouse in a managed condominium, within 600 metres of Circle Line MRT, is a combination that D5 rarely offers.

The five-storey low-rise format has meaningful unit-level implications beyond just aesthetics. There are no high-floor panoramic views, but the upper floors (floors 3–5) of the residential blocks benefit from treetop-level outlooks over the development’s internal landscaping and the low-rise Pasir Panjang Road streetscape. The verandah design philosophy — large overhangs, louvred screens, full-height openings — means that units are genuinely naturally ventilated rather than hermetically air-conditioned boxes. For residents who value the connection between indoor and outdoor living that Singapore’s pre-air-conditioning residential architecture achieved, The Verandah Residences is one of very few post-2010 condominiums to attempt and succeed at this design brief.

Pricing & Market Position

Based on 30 recorded transactions, sale prices range from $940,000 to $2,570,000, averaging $1,605,909 (~$2,036 psf).

Rents range from $2,400 to $10,000 per month across 376 rental transactions. Current rental yield sits at approximately 3.0%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 9.9% (from $1,858 to $2,042 psf).

Neighbourhood Comparison

Terra Hill on Yew Siang Road is the natural premium comparator: 270 freehold units, completed 2025, by Hoi Hup Realty and Sunway Developments, averaging approximately $2,664 PSF. Terra Hill is newer, larger, and commands a significant premium — approximately $660 PSF above The Verandah Residences. Its location on the Pasir Panjang hill above Haw Par Villa MRT gives it sweeping southern views and a hillside position that The Verandah Residences’ flat-site Pasir Panjang Road address cannot replicate. For buyers who want the newest construction vintage and the highest-specification finishings in the D5 freehold stack, Terra Hill is the comparable. The Verandah Residences’ counter-argument is the $660 PSF saving and the architectural award pedigree.

Bijou at Prince Charles Crescent (D4, freehold, 120 units, completed 2016, by FCL Group) averages approximately $2,066 PSF — closely comparable to The Verandah Residences at $2,006 PSF. Bijou is in District 4 rather than D5, slightly closer to the CBD, and at a different price tier. For buyers comparing across the D4/D5 freehold city-fringe segment, Bijou and The Verandah Residences trade at similar PSF levels with different location and product narratives: Bijou offers slightly better CBD access; The Verandah Residences offers the design premium and employment proximity to the southern tech corridor.

One-North Eden on Slim Barracks Rise (D5, 99-year leasehold from 2019, 165 units, averaging approximately $2,048 PSF) is the closest leasehold comparator — same district, similar PSF, but leasehold versus freehold. At roughly $40 PSF below The Verandah Residences, One-North Eden’s leasehold discount versus freehold is narrower than the historical 15–25% Singapore average, reflecting the strong one-north employment demand that underpins both developments’ rental markets. For buyers who are indifferent to freehold tenure and weight address proximity to one-north above all else, One-North Eden is the cleaner comparable. For freehold buyers, The Verandah Residences’ $40 PSF premium for permanent title is among the tightest freehold-leasehold spreads in D5 and represents compelling value for tenure-conscious purchasers.

Pasir Panjang Gardens (D5, freehold, 122 units, averaging approximately $2,107 PSF) is on the same Pasir Panjang Road corridor and offers a direct address comparison. At $2,107 PSF, it trades approximately $100 PSF above The Verandah Residences — a gap that reflects its smaller scale and established resale track record. The Verandah Residences’ architectural award and newer 2021 completion vintage are meaningful differentiators over this older comparison; the $100 PSF gap suggests the market has not yet fully priced in the design premium.

ShiokNest Scores

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

What Residents Say

“The design is unlike anything else in D5. The verandah spaces, the black-and-white facade, the way the blocks are laid out around the pool — it genuinely feels like a colonial estate, not a generic condo. For us that was the deciding factor.”

— Owner review via PropertyGuru

“We chose it for the proximity to Mapletree Business City — I walk from my office to the MRT and I’m home in 15 minutes. The 40m pool is a genuine amenity for a development this size. Road traffic in the morning is the main downside.”

— Resident review via 99.co

“Freehold in D5 near the MRT — and the architecture actually makes it look like somewhere you’d want to live. The Sky Lounge was a surprise. Kent Ridge Park being five minutes away matters more to us than any mall.”

— Tenant review via EdgeProp

“The 1-bedder is compact — you really need to do custom carpentry for wardrobes and storage. But the freehold and the design more than compensate. We’re renting and the unit is well-finished for the price.”

— Tenant review via SRX

The resident and tenant feedback at The Verandah Residences clusters around three consistent themes: strong appreciation for the architectural distinction and colonial design identity that sets it apart from D5 peers; high satisfaction with facilities-to-resident ratio given the boutique scale; and a shared acknowledgement that Pasir Panjang Road peak-hour congestion is the address’s primary practical drawback. The tenant profile skews toward MNC professionals employed at Mapletree Business City, one-north, and Science Park — a cohort that values MRT walkability over driving convenience and finds the employment proximity narrative compelling. Families at the development cite proximity to NUS, Kent Ridge Park, and Nan Hua schools as secondary attractions alongside the design quality.

Strengths & Weaknesses

Verdict

The Verandah Residences’ investment case rests on four converging pillars: freehold tenure with no lease decay risk, award-winning architecture that creates a genuine scarcity premium in D5’s predominantly generic new-launch landscape, employment proximity to one of Singapore’s highest-density knowledge-worker precincts, and Greater Southern Waterfront long-term transformation optionality. At $2,006 PSF, the development is priced at the premium end of the D5 freehold market — above Banyan Park ($1,968 PSF), broadly in line with Bijou ($2,066 PSF), and well below the newest freehold launches like Terra Hill ($2,664 PSF) and Flynn Park ($2,440 PSF).

The rental yield profile is healthy for a freehold D5 asset. At an average rent of approximately $4,027 per month and average transacted price of $1,605,909, the implied gross yield is approximately 3.0% — consistent with independent market data showing rental yields in the 3.7% range for recent transactions. The tenant base is anchored by MNC professionals employed at Mapletree Business City, one-north, and Science Park, a stable and well-paying renter demographic with low vacancy sensitivity. For investors targeting the tech-worker rental segment — a cohort that grew significantly through Singapore’s post-COVID technology sector expansion — the address’ proximity advantage over most D5 and D4 condominiums is meaningful.

The development’s primary investment risk is unit size on the 1-bedroom tier. At $2,006 PSF for a 452–527 sqft 1-bedder, the absolute entry price is competitive, but the compact footplate creates a ceiling on rental rates and a narrower resale pool than comparably priced 2-bedroom units. For owner-occupiers and investors targeting the 2- to 4-bedroom segment, the risk profile improves materially: larger units at this address and design premium are genuinely differentiated in the D5 freehold market, and the townhouse format occupies a near-unique position in the district. Peak-hour traffic on Pasir Panjang Road is a consistent detractor in reviews — driving commuters should factor this into their hold analysis.

The Verandah Residences is the right answer for buyers who value architectural distinction, freehold permanence, and employment proximity to one-north and Mapletree Business City — and who are comfortable with the compact scale of smaller units and the Greater Southern Waterfront’s long development timeline rather than near-term infrastructure delivery.

In the D5 freehold peer set, the development’s Asia Property Award and DP Architects pedigree create a genuine soft premium that is difficult to replicate through infrastructure or location arguments alone. Singapore’s design-conscious buyer segment — architects, designers, and buyers who consider architectural quality in purchase decisions — consistently values this type of credential, and the black-and-white colonial identity is visually unmistakable at street level. For buyers comparing The Verandah Residences to generic glass-box freehold condos at similar PSFs, the architectural premium is real even if it is not easily quantifiable in per-sqft terms.