The Verve
Overview & Key Facts
The Verve stands at 23 Jalan Rajah in District 12 — a quiet residential street tucked between the heartland energy of Toa Payoh and the medical-commercial bustle of Novena. Developed by Ascend Land Pte Ltd and completed in 2012, it is a boutique freehold condominium: 106 units across a single 19-storey tower, occupying a compact 1,853 sqm land parcel. For a freehold development in the Rest of Central Region, that combination of scarcity, tenure, and central positioning makes The Verve a property that consistently attracts a specific kind of disciplined buyer.
The unit mix skews firmly toward compact living. Of the 106 units, the majority are 1-bedroom configurations ranging from 441 to 882 sqft, supplemented by 1-bedroom-plus-study layouts from 624 to 1,248 sqft and 2-bedroom units from 796 to 1,657 sqft. A pair of 1-bedroom-plus-study penthouses (1,122 sqft) and two 2-bedroom penthouses (1,281 sqft) sit at the top of the building. This profile — predominantly compact, with a handful of penthouse finishers — tells you something important about the buyer and tenant it was designed for: urban singles, young professional couples, and city-fringe investors who value tenure permanence over scale.
At a recent transacted PSF of around $1,422, The Verve sits in an interesting value band for RCR freehold. It is cheaper than the Novena corridor premium and more durable than nearby leasehold alternatives. The freehold status is the central selling proposition: in a submarket increasingly dominated by 99-year launches, an unrestricted title in D12 is a meaningful differentiator for buyers with a long holding horizon.
Location & Connectivity
The Verve’s strongest practical asset is its proximity to Toa Payoh MRT (NS19) — approximately 569 metres on foot, a walk most residents complete in under eight minutes. Toa Payoh is a North-South Line station, which is the direct artery to Orchard, Dhoby Ghaut, and Raffles Place. For CBD commuters, a seated journey to City Hall takes roughly 15 minutes by MRT; Orchard is four stops. This is genuinely functional connectivity, not the aspirational “within 1 km” language so often stretched in property marketing. Novena MRT (NS20) is also reachable at around 936 metres for those heading into the medical hub or Upper Thomson corridor.
The immediate neighbourhood rewards those who enjoy an older Singapore streetscape. Balestier Road — accessible in minutes — is one of the last stretches in Singapore where traditional roti prata joints, light-fitting shops, and Teochew porridge establishments sit alongside boutique hotels and independent coffee roasters. It is not glitzy, but it is authentic, and that character tends to be durable in ways that new commercial strips are not. Toa Payoh Hub, the large integrated town centre with a bus interchange, NTUC FairPrice, hawker centre, and public library, is a short bus ride away and handles the bulk of daily grocery and errand needs for residents without cars.
The Novena medical cluster is a notable secondary draw. Mount Elizabeth Novena Hospital, Tan Tock Seng Hospital, and the Health City Novena development are all within a 15-minute drive or a short MRT hop. For residents with elderly family members nearby or those who travel frequently for medical appointments, this proximity is a practical consideration often underweighted in standard property analysis. Thomson Road, which runs adjacent to the broader Jalan Rajah corridor, also provides a straightforward driving route northward toward Upper Thomson and the Central Expressway.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | secondary | Within 1 km |
| CHIJ Secondary (Toa Payoh) | secondary | Within 1 km |
| School of Science and Technology | jc | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Balestier Hill Primary School | primary | ~1.0 km |
| New Town Primary School | primary | ~1.1 km |
| Pei Chun Public School | primary | ~1.2 km |
| Manjusri Secondary School | secondary | ~1.3 km |
Facilities
As a boutique development, The Verve does not attempt to compete with mega-condo resort facilities. What it offers is a clean, functional package appropriate to its 106-unit scale: a rooftop swimming pool with jacuzzi, a lap pool, a gymnasium, BBQ pit areas, a playground, and 24-hour security. The rooftop pool is the development’s showpiece amenity — at 19 storeys, it provides elevated views across the Toa Payoh and Balestier skyline that more than compensate for the smaller pool footprint. For residents who use the pool primarily for leisure rather than lap training, this is a genuine draw.
The maintenance fees at this scale are typically lower than what comparable-sized units in larger developments attract. With 106 units sharing a manageable common area footprint, the sinking fund dynamics tend to be more predictable. Long-term owners have reported well-maintained common areas, and the development’s age (completed 2012) means facilities have matured without the capital expenditure surprises that can hit newer developments in the first three to five years. Prospective buyers should request the latest AGM minutes to verify the state of the sinking fund before committing.
“Rooftop pool is a highlight — the views over Toa Payoh at night are surprisingly nice for a boutique development. Gym is small but functional. Security has always been attentive.”
— via SingaporeExpats
Unit Sizes & Layout
The Verve’s unit profile is shaped by its compact land parcel and boutique positioning. The dominant type is the 1-bedroom, with 53 units ranging from 441 to 882 sqft — a wide spread that accommodates both the very compact investor-grade unit and a more liveable owner-occupier layout. The 16 one-bedroom-plus-study units (624 to 1,248 sqft) bridge the gap for buyers who need occasional working space without committing to full 2-bedroom maintenance fees. The 33 two-bedroom units (796 to 1,657 sqft) cover a broad range and include some genuinely spacious layouts by contemporary Singapore standards. The four penthouse units at the top of the building — two 1-bedroom-plus-study at 1,122 sqft and two 2-bedroom at 1,281 sqft — are the development’s premium tier, benefitting from rooftop proximity and superior ceiling heights.
Jalan Rajah runs in a roughly northwest-southeast orientation, and units in a single-tower development of this type will have varying sun and noise exposure depending on facing. Buyers who prioritise morning sun and city views should target the upper floors on the Novena-facing aspect; those who prefer afternoon shadow and a quieter outlook should look at the Toa Payoh-direction stacks. At 19 storeys, even mid-floor units clear the surrounding two-to-four storey private housing, providing relatively unobstructed outlooks. The freehold land title also means there is no lease depreciation clock ticking — a structural advantage when compared to 99-year equivalents in the same corridor that will start feeling the drag from lenders and buyers in 20 to 30 years.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 11 | $1,582 | $698,364 |
| 1 BR | 10 | $1,353 | $838,500 |
| 2 BR | 12 | $1,342 | $1,085,583 |
| 3 BR | 2 | $1,175 | $1,355,000 |
| 4 BR | 2 | $905 | $1,315,000 |
Pricing & Market Position
Based on 37 recorded transactions, sale prices range from $616,000 to $1,450,000, averaging $930,649 (~$1,589 psf).
Rents range from $1,800 to $4,900 per month across 256 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.6% (from $1,346 to $1,609 psf).
Neighbourhood Comparison
Within District 12, The Verve’s most natural comparators are the newer launches that have redefined the area’s pricing benchmark. Park Colonial at Woodleigh Lane (99-year, completed 2022) is larger and newer, with superior facilities and strong rental demand from the Serangoon fringe, but its leasehold tenure and higher PSF mean buyers are paying both a launch premium and accepting a depreciating asset. The Orie at Toa Payoh Rise is generating strong pre-launch interest as a 99-year new development in a prime Toa Payoh location, but at launch PSF levels that are materially above what The Verve’s secondary market offers for a freehold address in the same district. For buyers who are willing to accept an older building in exchange for freehold permanence at a lower entry PSF, The Verve wins that trade-off clearly.
Broadening the comparison to the Thomson Road corridor, developments like Gem Residences (D12, 99-year) and Roxy-Pacific’s city-fringe projects offer modern interiors and newer common facilities, but again at leasehold tenure. The Verve’s niche is its combination of factors that no single alternative replicates in full: freehold in D12, sub-$1,500 psf entry on the secondary market, Toa Payoh MRT within 569 metres, and boutique scale that limits the management overhead. It is a less glamorous option than the headline new launches, but for the patient buyer building a freehold portfolio in Singapore’s city fringe, it is the kind of development that rewards holding over selling.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE VERVE | Freehold | — | 106 | $1,589 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates THE VERVE across multiple dimensions.
What Residents Say
“Great location! Walking distance to Toa Payoh MRT/Interchange. Very convenient and close to Balestier Road for food and shopping. The rooftop pool is a nice bonus on hot evenings.”
— via SingaporeExpats
“Excellent location — nearby F&B, banks, supermarket, MRT. A boutique development so it feels exclusive and quiet. Management is responsive and the building is well maintained for its age.”
— via SingaporeExpats
“Can walk to Novena MRT as well. Minutes to City. The freehold status was the main reason we chose this over the newer 99-year launches nearby — the peace of mind is worth it for long-term ownership.”
— via SingaporeExpats
Strengths & Weaknesses
- Freehold tenure in District 12 — unrestricted title in RCR
- Toa Payoh MRT (NS19) just 569m away — direct NSL access to CBD and Orchard
- Competitive entry PSF (~$1,422) for a freehold RCR address
- Boutique scale — 106 units means low management overhead and exclusive feel
- D12 central positioning between Novena medical hub and Toa Payoh heartland
- Rooftop pool with elevated views at 19 storeys
- Balestier heritage neighbourhood with authentic local food and character
- Profitability score 63/100 — solid mid-tier return profile
- Investment score 64/100 — defensible city-fringe freehold holding
- En-bloc score only 35/100 — compact single-block site limits collective sale optionality
- Walkability score 50/100 — daily errands require a bus or short drive to Toa Payoh Hub
- Average rent ~$3,213/month modest for RCR — compact unit mix limits rental ceiling
- Boutique facilities — no tennis court, function rooms, or resort-scale amenities
- Balestier area lacks the buzz of newer development corridors (Bidadari, Thomson)
- Older building (2012) — some units will need renovation investment
- Limited unit supply means fewer choices when transacting in or out
- No direct bus interchange on doorstep — connectivity depends on MRT walk
Verdict
The Verve’s investment case rests on a clear thesis: freehold tenure in District 12 at a PSF that remains accessible relative to the Novena and Bishan corridors. At around $1,422 psf for recent transactions, it represents a meaningful discount to the premium freehold stock in the immediate vicinity while sharing the same North-South Line connectivity. For buyers who understand that freehold in RCR is a long-duration asset — one that compounds value as the leasehold alternatives around it depreciate — the entry mathematics are reasonable. The profitability score of 63/100 and investment score of 64/100 reflect a mid-tier return profile, not a home run, but a steady, defensible position.
The development is best suited to three buyer profiles. First, the urban professional who wants a compact, freehold pied-à-terre within a short commute of the CBD, and who values the permanence of unrestricted title over resort-scale facilities. Second, the seasoned investor building a portfolio of freehold city-fringe assets who is comfortable with an average rent of $3,213 per month (reflecting the compact unit profile) and prefers capital appreciation durability over short-term yield maximisation. Third, the Singaporean family buyer upgrading from the adjacent HDB heartland who wants to enter the private market in D12 without paying the Novena or Newton premium. What The Verve is not suited for: buyers expecting mega-condo facilities, those who require strong walking scores (50/100), or those prioritising rental yield above all else (the en-bloc score of 35/100 suggests the compact land plot and single-block structure reduce collective sale optionality).
The holding case is straightforward. Freehold in D12, served by the North-South Line, in an area that sits between the established medical-commercial hub of Novena and the rejuvenating Balestier-Toa Payoh corridor, is a position that tends to hold real value across cycles. As new 99-year launches continue to dominate the RCR pipeline, the scarcity premium on existing freehold stock will only increase over time. Buyers who are patient and acquisition-focused should put The Verve on their shortlist as a quality city-fringe freehold option that the market has not yet fully re-rated to reflect its tenure advantage.