The Viridian
Overview & Key Facts
The Viridian is a 108-unit freehold condominium at 6 Jalan Ampas in District 12, developed by Orion-One Residential Pte Ltd and completed in 2015. Rising 23 storeys above the Balestier–Toa Payoh fringe, the development occupies a quiet residential street that sits between two of Singapore’s most important transport and commercial corridors: the Novena medical hub to the north-west and Toa Payoh town centre to the north-east. The result is a mid-size boutique tower that combines genuine freehold permanence with a practical urban address at a PSF level that compares favourably with what new-launch freehold in the broader D10–D12 belt commands.
At 108 units across a single 23-storey block, The Viridian sits squarely in the boutique-to-mid-size range that has historically commanded a management premium in the Singapore resale market: small enough for the MCST to function cohesively and for facilities not to feel crowded, large enough to spread maintenance costs across a viable resident base. Developed by Orion-One Residential, the project was launched against a competitive Balestier backdrop — a submarket that has consistently attracted developers seeking freehold D12 land proximate to both Novena and Toa Payoh MRT connectivity.
The unit mix spans 1-, 2-, and 3-bedroom configurations, ranging from approximately 506 sqft (1-bedroom compact) to 3,226 sqft for the upper-tier penthouse units. At an average transacted price of approximately $1,178,760 (approximately $1,595 PSF) and average rental of approximately $2,919 per month, the development reflects the Balestier mid-market positioning clearly: not a CCR premium address, but a freehold D12 product with North South Line access at a price point where freehold tenure still represents genuine long-term value versus the leasehold alternatives at similar or higher PSF.
The implied gross yield — $2,919 monthly rent against a $1,178,760 average sale price — is approximately 2.97%, slightly above the 2.5–2.8% typical of CCR condos in the same PSF band and reflecting the stronger rental yield profile of the D12 Balestier market relative to D9–D11 CCR equivalents. For investors and owner-occupiers alike, The Viridian’s freehold title, compact unit sizes, and Novena-adjacent location deliver a combination that the broader D12 submarket consistently supports.
Location & Connectivity
The Viridian sits at 6 Jalan Ampas, a quiet residential road that runs off Balestier Road in the heart of the Balestier–Toa Payoh fringe. Jalan Ampas is a genuinely low-traffic street — not a main arterial road — which gives the development a degree of residential calm that its broader urban address does not immediately suggest. The surrounding precinct is mid-density Singapore: a mix of post-war shophouses along Balestier Road, walk-up apartments on the cross streets, and a small number of freehold condominium developments that have emerged on the Jalan Ampas and Thomson Road fringe over the past decade.
MRT accessibility is a key variable at this address. Toa Payoh MRT (NS19) on the North South Line is approximately 850 metres from The Viridian — a 10–12 minute walk via Lorong 6 Toa Payoh or a short bus ride along Balestier Road. Novena MRT (NS20) is approximately 1.1–1.3 km to the west, also reachable by foot in around 14–16 minutes or by bus along Balestier Road. Boon Keng MRT (NE9) on the North East Line is approximately 1.0–1.2 km to the south-east. For a daily commuter, none of these stations is a true walking-distance doorstep — bus connectivity along Balestier Road is the practical daily transport solution for most residents.
The Novena medical precinct is one of the address’s strongest lifestyle assets. Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, Connexion specialist clinics, and the Novena Square–United Square retail cluster are all within 1.2–1.5 km. For families with elderly members or healthcare workers employed in the precinct, the proximity is a material quality-of-life advantage. Novena Square and United Square — anchored by Courts, Isetan, and a child-focused enrichment hub at United Square — cover day-to-day retail needs within a 15-minute walk or short drive.
The school environment is solid without being exceptional. Balestier Hill Primary School, Hong Wen School, and San Yu Adventist School are all within close proximity. St Joseph’s Institution International (SJII) and Stamford American International School represent the international school tier for expatriate families. The Catholic High School on Bishan Street is within the broader D12–D20 corridor. Orchard Road is approximately 10–15 minutes by MRT from Novena or Toa Payoh stations, making the development reasonably accessible to Singapore’s premier retail belt for weekend use without being in its immediate catchment.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | secondary | Within 1 km |
| School of Science and Technology | jc | Within 1 km |
| CHIJ Secondary (Toa Payoh) | secondary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Balestier Hill Primary School | primary | Within 1 km |
| Bendemeer Primary School | primary | ~1.4 km |
| Pei Chun Public School | primary | ~1.4 km |
| De La Salle School | primary | ~1.4 km |
Facilities
As a 108-unit boutique tower completed in 2015, The Viridian offers a facilities package proportionate to its scale and launch positioning. The core offering comprises a swimming pool, gymnasium, jacuzzi, squash court, tennis courts, BBQ area, playground, and 24-hour security — a well-rounded mid-tier deck for a development of this unit count. The squash court inclusion is a relatively uncommon feature at this scale and represents a genuine differentiator for sports-oriented residents.
The low unit count works in residents’ favour across all shared facilities. With 108 units sharing a pool, tennis courts, gym, and squash court, the usage-to-resident ratio is comfortable during peak weekend hours — a meaningful practical advantage over comparable 200–400 unit developments where booking friction and crowding reduce the effective value of the facilities deck. Residents who prioritise actual facility accessibility over show-stopping architectural amenity will find the environment at The Viridian consistently pleasant.
“The pool is always quiet and well-maintained. The gym is basic but sufficient. For a building of this size, the facilities are well-managed and you don’t have to compete with hundreds of other residents.”
— Resident review via 99.co
The 2015 completion vintage means the facilities are at a specification level above 2000s-era Balestier condos but below the lifestyle-grade amenity decks of post-2018 new launches in the same submarket. There is no sky lounge, infinity pool, or rooftop garden. What exists is functional, well-proportioned to the resident base, and — based on available feedback — consistently maintained. The covered car park is a practical benefit in the Singapore context, protecting vehicles from tropical weather without an additional basement excavation premium.
Unit Sizes & Layout
The Viridian’s 108 units span a broad range of configurations: 1-bedroom units from approximately 506 sqft, 2-bedroom units from approximately 721 sqft, 3-bedroom units from approximately 1,044 sqft, and penthouse variants extending to approximately 3,226 sqft. This range — from compact investor-grade 1-bedrooms to spacious penthouse-tier units — positions the development to capture multiple buyer and tenant profiles simultaneously, which is a contributing factor to its consistent rental demand.
The average transacted size at approximately 739 sqft (implied by $1,178,760 average price at $1,595 PSF) reflects the dominance of 1- and 2-bedroom stock in the unit mix. These compact configurations are well-suited to the Balestier rental market, which is driven primarily by young professionals, healthcare workers from the Novena medical precinct, and expat singles and couples who value urban proximity over space. For this demographic, a 506–721 sqft unit at $2,919 monthly rent is competitive with equivalent offerings across D11–D12.
The 23-storey single-tower format delivers meaningful altitude across the upper floors. High-floor 2- and 3-bedroom units — particularly those with city or green corridor orientations — benefit from elevated views over the Balestier–Toa Payoh landscape that lower-rise D12 developments on the same submarket cannot provide. The tower’s single-block configuration also means there are no internal-facing units looking directly into another block — a layout advantage over twin-tower developments at similar unit counts.
The penthouse tier is the development’s most differentiated product: at up to 3,226 sqft, these units deliver a space standard entirely at odds with the compact-investor positioning of the lower floors. For buyers seeking a genuinely large freehold D12 unit at a PSF that reflects the Balestier fringe rather than the Novena prime corridor, a Viridian penthouse occupies a genuinely unusual market position: high-altitude views, private rooftop space, freehold title, and a PSF that remains well below what comparable upper-floor units command in D9–D11 addresses.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 16 | $1,663 | $863,550 |
| 2 BR | 13 | $1,552 | $1,380,461 |
| 5 BR | 1 | $1,082 | $3,600,000 |
Pricing & Market Position
Based on 30 recorded transactions, sale prices range from $770,000 to $3,600,000, averaging $1,178,760 (~$1,689 psf).
Rents range from $2,000 to $4,200 per month across 212 rental transactions. Current rental yield sits at approximately 3.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 9.3% (from $1,561 to $1,707 psf).
Neighbourhood Comparison
The most direct comparable to The Viridian in the immediate Balestier–Jalan Ampas vicinity is Eight Riversuites on Whampoa East, a 862-unit leasehold development completed in 2016. Eight Riversuites transacts at a meaningful PSF discount to The Viridian, reflecting the 99-year leasehold tenure versus The Viridian’s freehold title. For buyers who accept the leasehold trade-off in exchange for a larger development with more extensive facilities, Eight Riversuites provides an alternative; for buyers who prioritise freehold permanence, The Viridian’s boutique 108-unit format at $1,595 PSF is the differentiated choice.
Verticus on Jalan Kemaman is a newer freehold D12 development (completion circa 2025, 162 units) positioned closer to the Novena MRT corridor. Verticus transacts at a PSF premium over The Viridian, reflecting the newer construction vintage, proximity to Novena MRT, and the higher specification level of its launch positioning. For buyers who want the newest freehold Balestier–Novena product and can pay the PSF premium, Verticus represents the current-generation alternative; The Viridian offers a 2015-vintage equivalent at a meaningful PSF discount that can absorb a renovation budget.
Jui Residences on Serangoon Road, a 117-unit freehold development, is another relevant reference at a similar boutique scale. Jui Residences’ riverfront heritage positioning and higher-specification finishes place it at a PSF premium over The Viridian, but the comparison is instructive: both are sub-120-unit freehold D12-fringe developments targeting similar buyer profiles. The Viridian’s edge is its 23-storey height — delivering elevated views — and its proximity to the Toa Payoh North South Line corridor.
In the rental market, The Viridian competes primarily against D12 leasehold condos along the Thomson–Balestier corridor. The freehold premium in the rental market is modest — tenants pay for location and unit quality, not tenure — but the development’s proximity to both the Novena medical precinct and Toa Payoh town, combined with well-maintained 2015-vintage interiors, sustains a rental profile of approximately $2,919/month that is competitive with larger leasehold developments in the same submarket. For investors, the approximately 2.97% gross yield outperforms most CCR D9–D11 equivalents at comparable PSF, which is a compelling yield-for-freehold argument in the current Singapore residential market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE VIRIDIAN | Freehold | — | 108 | $1,689 |
| 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 VIRIDIAN across multiple dimensions.
What Residents Say
“Good building management overall. Pool is clean, the gym is small but functional. The squash court is a nice bonus — I don’t see that in many buildings this size. Location is a bit of a walk from MRT but bus service is frequent along Balestier Road.”
— Resident review via 99.co
“We are close to Novena and the medical clusters there. Very convenient for our family. The unit size is comfortable, building is quiet. The guards are generally professional. I wish the Toa Payoh MRT was a bit closer but the bus connections are fine.”
— Owner feedback via PropertyGuru
“Renting a 2-bedder here — it’s a good size for the price in this area. The building is well-maintained. Balestier has good food nearby and access to both Novena and Toa Payoh MRT is manageable. Would recommend for working professionals near the Novena hospital cluster.”
— Tenant review via EdgeProp
“Freehold D12 at this price point is very hard to find. The building is relatively new (completed 2015), management is reasonable, and the Balestier food scene is a genuine draw. Not the most glamorous address but excellent value for what you get.”
— Buyer comment via SRX
The resident feedback pattern at The Viridian is consistent: practical satisfaction with unit quality and building management, appreciation for the freehold title and Novena-adjacent location, and candid acknowledgment that the MRT walk requires bus supplementation. The tenant profile appears to skew toward professionals employed in the Novena medical corridor and young professionals commuting on the North South Line, with a secondary cohort of expatriate families using the international school proximity. Resident sentiment on facilities is broadly positive given the scale, with the squash court and pool consistently cited as underutilised and well-maintained.
Strengths & Weaknesses
- Freehold tenure — permanent title in a D12 submarket where freehold land supply is increasingly constrained
- 23-storey single tower delivers elevated views on upper floors unavailable in lower-rise D12 Balestier alternatives
- Novena medical precinct proximity (Tan Tock Seng, Mount Elizabeth Novena) within 1.2–1.5 km — strong draw for healthcare professionals
- Boutique scale (108 units) keeps facilities genuinely uncrowded — pool, squash court and gym accessible without booking friction
- Squash court on-site — uncommon inclusion at this unit count; eliminates club memberships for racquet sport players
- ~2.97% gross yield at $1,595 PSF — meaningfully above CCR D9–D11 equivalents; strong professional rental demand from Novena corridor
- Accessible to three MRT lines (NS, NE via bus): Toa Payoh NS19, Novena NS20, Boon Keng NE9 — multi-corridor connectivity
- Good food culture neighbourhood: Balestier Road hawker and restaurant belt immediately accessible on foot
- 2015 vintage with well-maintained common areas — limited near-term major capital expenditure for buyers
- PSF at $1,595 meaningfully below Novena-prime freehold corridor ($2,000–$2,500 PSF) — genuine value entry into D12 freehold market
- No MRT within comfortable walking distance: Toa Payoh NS19 ~850 m (10–12 min walk), Novena NS20 ~1.1 km (14+ min) — bus required for most residents
- Balestier Road can be noisy and congested at peak hours — units facing the main road may experience traffic noise
- Limited immediate retail: no mall at doorstep; Novena Square and United Square require a bus or short drive
- Compact 1-bedroom units from 506 sqft — small for owner-occupier living; renovation cost per sqft is proportionally high
- Facilities deck is functional but not lifestyle-grade: no infinity pool, sky terrace, or club-level amenity hub
- D12 Balestier fringe carries less capital appreciation momentum historically than D9–D11 CCR or MRT-adjacent D12 addresses
- Single-tower layout means all parking, facilities, and entry/exit through one access point — can create congestion at peak hours
- Developer (Orion-One Residential) is not a branded tier-1 developer; secondary market buyers may show less brand premium sensitivity
Verdict
The Viridian’s investment and owner-occupier case rests on three pillars: freehold title in a submarket (D12 Balestier fringe) where freehold land is increasingly scarce, a 2015 construction vintage that requires limited near-term capital expenditure for maintenance, and a multi-MRT proximity that — while none of the three stations is a walking-distance doorstep — provides multi-line connectivity via bus supplementation. At $1,595 PSF for freehold D12, the development sits at a price point that meaningfully discounts the Novena prime corridor ($2,000–$2,500 PSF) while offering the same North South Line access via a 10–15-minute bus or walk.
For investors, the approximately 2.97% gross yield is the headline number. The development’s compact 1- and 2-bedroom stock — which dominates the unit mix at the implied average of ~739 sqft — targets the professional rental segment that the Novena medical hub, Thomson Road office and enrichment corridor, and Toa Payoh town generate consistently. Vacancy risk in this segment of the D12 market is structurally lower than in the CCR, where rentals are more dependent on corporate expatriate cycles. The freehold title adds a capital preservation floor that the leasehold alternatives in the same submarket cannot offer.
The primary structural consideration is MRT walkability. Buyers accustomed to sub-5-minute station walks will find the Jalan Ampas address requiring adjustment. For the sub-10-minute MRT buyer, Novena NS20 is achievable by bus in 5–8 minutes; for the 12–15-minute walk buyer, Toa Payoh NS19 is manageable. Bus frequency on Balestier Road is good — this is a main arterial bus corridor — but the absence of a truly walkable MRT is a consistent theme in resident feedback and a PSF drag versus developments in the Novena corridor proper.
The Viridian is the right answer for freehold-focused buyers who want D12 Balestier–Novena proximity at a PSF that reflects the address rather than the station, and who can absorb a short bus leg to Novena or Toa Payoh MRT as a daily routine.
Against the D12 new-launch freehold pipeline (Verticus and equivalents), The Viridian offers a 2015-vintage entry that prices in the age gap at a PSF level allowing meaningful renovation budget. Against the leasehold D12 mass market (Eight Riversuites and Thomson road 99-year developments), The Viridian’s freehold title delivers a permanent tenure advantage at a modest PSF premium. For mid-term investors, owner-occupiers who value freehold permanence, and professional tenants serving the Novena medical hub, the development’s value proposition is clear and durable.