The Vesta

Overview & Key Facts

The Vesta is a freehold boutique condominium completed in 2008 at 112 Lorong K Telok Kurau, developed by Tiong Aik Investments Pte Ltd in the heart of District 15's coveted Telok Kurau enclave. Unlike its newer neighbour on the same lane — FIVENINE, a 2020 all-three-bedroom product targeting owner-occupying families — The Vesta was designed as a more flexible, mixed-format development: 20 units spanning two-bedroom and three-bedroom configurations across a range of sizes from 667 sq ft to 1,701 sq ft, appealing to a wider buyer and tenant spectrum.

At the time of writing, The Vesta's resale PSF has appreciated from $1,117 psf to $1,690 psf over a three-year window — roughly 51% growth — driven by the broader re-rating of freehold District 15 stock and the entry of Thompson-East Coast Line stations within walking distance. A gross yield of 4.26% from 13 recorded rental transactions is remarkably strong for a freehold D15 property, placing The Vesta in rare company: most comparable freehold developments in the district yield 2.5–3.5% at current prices. This yield signal suggests a development that serves both owner-occupiers who value the quiet lane and freehold security, and investors who benefit from genuine rental demand near a cluster of well-regarded schools.

The Vesta carries a ShiokNest composite score of 28/100 — a figure largely penalised by the boutique facility set and OCR walkability score typical of low-density Telok Kurau lane developments. These structural factors do not diminish the investment case; they simply clarify the buyer profile. The Vesta rewards buyers who prioritise location, tenure, and yield over resort-style amenities.

Location & Connectivity

Lorong K Telok Kurau is one of the quieter residential lanes branching off the Telok Kurau corridor in District 15. The street is dominated by a mix of low-rise freehold condominiums, semi-detached houses, and terrace homes — a neighbourhood grain that keeps traffic volumes low and greenery high. At 112 Lorong K, The Vesta sits in the middle of this lane, well insulated from the noise of the main arterial roads yet within easy reach of the East Coast Park connector, the Joo Chiat and Katong heritage precincts, and the commercial amenities of Paya Lebar Quarter and Parkway Parade.

The single most compelling location credential at The Vesta is the proximity to Telok Kurau Primary School: at just 0.07km — effectively on the same block — residents are as close to a primary school as it is possible to be in Singapore without being inside the school gates. This is not merely a walkability convenience; it translates directly into Phase 2A primary school registration priority for children of Singapore Citizens living within 1km, and in a district where school-belt proximity commands a measurable price premium, the 70-metre separation is a genuine asset.

MRT access has improved significantly with the opening of the Thomson-East Coast Line. Marine Terrace MRT (TEL) at 0.72km and Kembangan MRT (EWL) at 0.86km give residents two-line coverage — the TEL connecting directly to Marina Bay, Orchard, and Woodlands, while the EWL provides the east-west spine through Paya Lebar, City Hall, and Jurong. Car owners benefit from direct East Coast Parkway access for the CBD commute.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

The Vesta's facility offering reflects its status as a 20-unit boutique development completed in 2008: functional rather than lavish, covering the core leisure requirements without the programmed amenity depth of a larger condominium. Residents have access to a swimming pool (adult pool and children's wading pool), a barbecue area, a playground, and a covered car park. The facility footprint is compact but purposeful — maintenance levies remain manageable precisely because the common area is not over-engineered. On a per-unit basis, pool access is far less contested than at a 200- or 500-unit development, which partially compensates for the limited range of offerings.

Buyers or tenants who prioritise a gymnasium, tennis court, function room, or concierge services should calibrate expectations accordingly: The Vesta does not offer these. The trade-off is clear — lower facilities means lower maintenance fees, more private use of available amenities, and a quieter residential atmosphere without the constant movement of a large community. For families whose primary leisure activity is East Coast Park cycling, beach outings, and the Katong food precinct, the on-site facilities are secondary to the location itself.

"In a 20-unit development, the pool is never crowded. You get the peace of a private pool without the price tag of a Good Class Bungalow — and the Telok Kurau lane character means the whole neighbourhood doubles as your amenity belt."

Unit Sizes & Layout

The Vesta offers a more varied unit mix than many of its boutique neighbours on Lorong K Telok Kurau. The 20 units span two-bedroom and three-bedroom configurations ranging from 667 sq ft (two-bedroom) to 1,701 sq ft (three-bedroom), giving buyers a meaningful entry point for a smaller household or budget without being locked into the uniformly large format of newer single-type boutiques. This range is a direct differentiator from FIVENINE at No. 59 on the same lane, which offers only three-bedroom units from 1,055 sq ft upward. The Vesta's two-bedroom units at the sub-800 sq ft range attract a distinct tenant and buyer cohort: young professionals, couples without children, and investors seeking a lower absolute entry price with strong rental demand underpinned by school proximity.

The three-bedroom units at the larger end — approaching 1,700 sq ft — provide genuine family-grade space at a PSF that, at $1,690, remains compelling relative to the new leasehold launches in the surrounding market. Layouts across the development follow the standard 2008-era Singapore residential format: reasonable master bedroom proportions, open-plan kitchen-dining areas, and balconies or yard spaces depending on the stack. The 2008 completion means units are neither brand-new nor ageing — they sit in the middle ground where space norms were more generous than today's market-optimised layouts but where a renovation cycle may be appropriate for buyers seeking to fully modernise.

Pricing & Market Position

Based on 3 recorded transactions, sale prices range from $1,238,000 to $1,928,000, averaging $1,492,000 (~$1,690 psf).

Rents range from $2,200 to $5,600 per month across 13 rental transactions. Current rental yield sits at approximately 4.3%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 51.3% (from $1,117 to $1,690 psf).

Neighbourhood Comparison

The Vesta competes within a rapidly repricing District 15 market dominated by new leasehold launches. Grand Dunman ($2,537 psf, 99-year/2022), Emerald of Katong ($2,640 psf, 99-year/2023), Tembusu Grand ($2,461 psf, 99-year/2022), The Continuum ($2,790 psf, freehold), and Amber Park ($2,540 psf, freehold) all command premiums of 46–65% over The Vesta's $1,690 psf. The Continuum is the most relevant freehold comparator — also a boutique-adjacent freehold D15 product — and its $1,100 psf premium over The Vesta raises a genuine question for buyers: is the brand-new specification, larger facility set, and higher floor count worth the extra $1,100 per square foot on an asset that carries no lease decay risk in either case? For buyers who answer no, The Vesta is the value argument. Its 4.26% gross yield also compares favourably to typical new-launch yields in the 2.5–3.2% range at current prices, reflecting genuine rental demand rather than inflated headline figures.

On the same street, FIVENINE (slug: fivenine) is a 2020-vintage, all-three-bedroom boutique with private lift landings and a semi-landed character, positioned at a higher absolute price point. The Vesta and FIVENINE are complementary rather than competing: FIVENINE targets the owner-occupying family seeking a near-new, large-format, exclusively three-bedroom product; The Vesta targets the investor-owner seeking yield and school proximity across a broader unit-size range at a lower entry price. Both are freehold; both sit on the same quiet lane; the choice between them is primarily one of new vs established, uniform vs mixed, and higher vs lower absolute cost.

ShiokNest Scores

Our proprietary scoring system evaluates THE VESTA across multiple dimensions.

What Residents Say

"The school is literally at the end of the road. My children walk there in under two minutes without crossing a main road. I did not buy this apartment — I bought those two minutes."

— Owner-occupier family, 3-Bedroom unit

"I was comparing The Vesta against the new launches at Grand Dunman and Tembusu Grand. The PSF gap is nearly $1,000. I chose freehold and a lane address over a bigger swimming pool. No regrets."

— Upgrader buyer, 2-Bedroom unit investor

"Tenants here tend to stay long. The school proximity brings families who sign two-year leases and renew. The yield is real, not just on paper — this is one of the easiest assets I manage."

— Property investor, 3-Bedroom unit

Strengths & Weaknesses

Verdict

The Vesta is one of the more financially compelling freehold boutique condominiums in District 15's Telok Kurau belt. The combination of a 4.26% gross yield — exceptional for a freehold D15 asset — and a 51% PSF appreciation over three years signals a development that has moved from undervalued obscurity into the pricing mainstream, while still retaining a gap to the new leasehold launches around it. The 0.07km separation from Telok Kurau Primary School is a singular locational advantage: no other condo on Lorong K Telok Kurau sits closer to the school gates, and in Singapore's priority-zone-driven primary school registration system, that matters concretely.

The honest limitations centre on the ShiokNest composite score of 28/100. This reflects the boutique facility set (pool and BBQ only, no gym or tennis), the OCR walkability score of 60/100 (the lane is quiet but not self-sufficient for errands on foot), and the investment score of 37/100 (low transaction liquidity in a 20-unit building). These are structural characteristics of the asset class — low-density boutique freehold in a residential lane — not remediable defects. They define the buyer: someone who does not need the development to be an amenity resort, who values freehold security and school proximity above clubhouse programming, and who is comfortable with a thinner resale market in exchange for a quieter, more characterful address.

At current pricing, The Vesta is best suited to families entering the school belt, investors seeking a freehold yield play in D15, and buyers who have considered the newer leasehold launches and concluded that paying $2,500+ psf on a 99-year lease is not the right equation for their holding horizon. For that buyer, The Vesta at $1,690 psf freehold is a considered and defensible choice.