Ventana
Overview & Key Facts
Ventana is a compact freehold development tucked away at 93–95 Pasir Panjang Hill in District 5, completed in 2003 by ACT Seaview Homes Pte Ltd. With just 39 units across a low-rise block, it sits squarely in boutique territory — the kind of development that rarely trades, and where most residents know each other by name. The site crowns the top of Pasir Panjang Hill, set back from the main road and buffered by mature greenery.
The name “Ventana” — Spanish for “window” — captures the development’s defining feature: elevated, outward-facing units that look out over the surrounding low-rise enclave and, from higher stacks, catch glimpses of the southern coastline and Sentosa beyond. EdgeProp lists the postal district as 05 (Buona Vista / Pasir Panjang / Clementi), placing it in the RCR (Rest of Central Region) for URA planning purposes.
At 23 years old in 2026, Ventana is an unambiguously mature development — but its freehold tenure sets it apart from almost every competing project in the immediate sub-market, where new launches like Normanton Park, Parc Clematis, Elta, and Faber Residence are all 99-year leasehold. For buyers who assign meaningful value to freehold status — particularly in a district where freehold supply is thin — this is the headline feature.
Location & Connectivity
The nearest MRT is Haw Par Villa (CC25) on the Circle Line, roughly 290 metres away — a genuine walk-to-MRT proposition, though the hilltop siting means the walk back up is uphill. Pasir Panjang MRT (CC26) is about 1 km away, and Kent Ridge MRT (CC24) serves the NUS / NUH catchment at 1.2 km. The Circle Line reach is the practical workhorse here: one-stop connections to Kent Ridge for NUS and the National University Hospital, and transfers at HarbourFront for the North-East Line or at Buona Vista for the East-West Line.
For drivers, the location is quietly excellent. The AYE is a two-minute drive away, giving fast access to the CBD (about 12 minutes off-peak), one-north, Mapletree Business City, and the Jurong innovation corridor. West Coast Highway connects to HarbourFront and Sentosa in under 10 minutes. The trade-off is that Pasir Panjang Road itself can back up during peak periods, particularly around the PSA terminal and wholesale market traffic.
Day-to-day amenities are a mix of the charming and the pragmatic. Pasir Panjang Food Centre and the hawker stalls along Pasir Panjang Road are a short drive or bus ride away, as is West Coast Park for weekend runs and family outings. NUS, the National University Hospital, one-north, and Science Park are all within a 10-minute radius — a genuinely rare constellation of workplaces for a single residential address.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.2 km |
| National University of Singapore | tertiary | ~1.8 km |
Facilities
Ventana’s facilities are deliberately modest — this is a 39-unit boutique, not a mega-condo, and the amenity mix reflects that. Core facilities include a swimming pool, gym, jacuzzi, BBQ pits, clubhouse, billiards room, function room, basement carpark, and 24-hour security. There is no tennis court, no lap pool, no children’s water playground — the footprint simply does not support the kind of amenity sprawl that larger developments offer.
The upside of this restraint is that facilities are essentially never crowded. With only 39 units, the pool is usable on demand, the gym doesn’t need a booking system, and function room reservations don’t require competitive planning. Maintenance fees are correspondingly lower than at amenity-heavy developments — a structural advantage that compounds meaningfully over a long hold period.
Buyers comparing Ventana against newer launches should set expectations honestly: you are not buying facilities here. You are buying tenure, siting, and a quiet, low-density residential experience. If your weekend routine requires a 50m lap pool, a tennis court, and an indoor gym dome, Ventana is the wrong address. If it involves a swim before work and a coffee on the balcony looking out over the canopy, it is close to ideal.
Unit Sizes & Layout
The 39-unit mix at Ventana leans toward compact-to-mid-sized layouts, with most transactions clustering around the 900–1,300 sqft range. Recent PropertyGuru listings show 3-bedroom units at around 1,313 sqft, and the most recent transaction recorded on SRX was a 969 sqft unit at S$1,584 psf in August 2025. Last-12-month transaction PSF averaged S$1,572, with total sales of 11 units — a reminder that this is an illiquid, tightly held development.
Orientation matters here. Higher-floor, south-facing stacks catch distant glimpses of the sea and Sentosa through the surrounding canopy, while north-facing units look into the hillside greenery and avoid the afternoon sun. The hilltop siting means that even mid-floor units sit well above the surrounding road network, producing a quiet interior environment that is difficult to replicate in flatter parts of the district.
Interior finishings are early-2000s in style and will feel dated without renovation. Most units that change hands today have had at least one refurbishment cycle, but buyers should still budget for bathroom and kitchen updates. The structural bones — ceiling heights, layout efficiency, window-to-floor ratios — tend to be better than contemporary small-format new launches, which partially offsets the renovation burden.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 10 | $1,394 | $1,650,600 |
| 4 BR | 1 | $1,422 | $2,280,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $1,330,000 to $2,280,000, averaging $1,707,818 (~$1,585 psf).
Rents range from $2,400 to $8,000 per month across 45 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 25.4% (from $1,230 to $1,543 psf).
Neighbourhood Comparison
Within District 5, the clearest comparison set is the freehold-versus-leasehold trade-off. Freehold developments near Pasir Panjang MRT are a small universe — Ventana is one of the more accessibly priced entries, with Terra Hill and other newer freeholds trading at meaningful premiums. Normanton Park and Parc Clematis offer scale, facilities, and newer leases at around a 19–20% psf premium; Elta and Faber Residence sit 35–60% above Ventana’s psf with fresh 99-year tenures and brand-new finishings.
For own-stay buyers with a 15-year-plus horizon, the Ventana math works if you weight freehold tenure, quiet siting, and low-density living heavily. For investors chasing yield, the 3.43% gross figure from the data is respectable for a freehold District 5 asset, but will not rival the cash-flow profile of a newer leasehold in a comparable sub-market. For flippers or short-hold investors, the thin transaction volume and ageing envelope make this an awkward fit — better to look elsewhere.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VENTANA | Freehold | — | 39 | $1,585 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
ShiokNest Scores
Our proprietary scoring system evaluates VENTANA across multiple dimensions.
What Residents Say
“Very quiet development situated right on top of Pasir Panjang Hill. Facilities include pool, gym, function, basement carpark.”
— Resident review via 99.co
“A beautiful calm haven.”
— Resident review via 99.co
The consistent thread across review platforms is “quiet” — a word that recurs in nearly every resident comment. The aggregate 99.co rating sits at 4.8/5 across a small sample of reviews, which should be read with appropriate caution given the low volume but nonetheless reflects a consistently positive tone. Residents typically cite the hilltop setting, the proximity to Haw Par Villa MRT, and the short drive to NUS and one-north as the daily-use benefits they value most.
What residents do not rave about: the age of the finishings, the limited facilities, and the steep walk up from Pasir Panjang Road if you do not drive. None of this is hidden — it is visible on any showroom visit — but the combination filters self-selectively toward buyers who prioritise peace and tenure over amenity and novelty.
Strengths & Weaknesses
- Freehold tenure — rare in District 5
- Under 300m to Haw Par Villa MRT (Circle Line)
- Hilltop siting — quiet, elevated, set back from main road
- Walking / one-stop access to NUS, NUH, one-north, Science Park
- Fast AYE access — CBD in ~12 minutes off-peak
- Low-density 39-unit boutique feel — facilities never crowded
- Lower maintenance fees than amenity-heavy comparables
- Meaningful psf discount vs nearby leasehold new launches
- 3.43% gross yield — respectable for freehold District 5
- Tightly held — stable, owner-occupier-heavy resident profile
- Very thin liquidity — only ~11 sales per year
- 23-year-old building with dated finishings in most unrenovated units
- Limited facilities — no tennis, no lap pool, no kids' playground
- Uphill walk from MRT / bus stop to the development entrance
- Small MCST — concentrated sinking-fund and management decisions
- No recent transaction comps for some stacks / sizes
- Peak-hour congestion on Pasir Panjang Road from PSA traffic
- Renovation budget typically required for bathrooms and kitchen
Verdict
Ventana is a niche buy for a specific profile: the freehold-first buyer who values quiet, low-density living and either works in the NUS / one-north / Science Park corridor or wants a set-and-forget long-term hold in a district where freehold supply is structurally scarce. At S$1,572 psf trailing, it trades at a meaningful discount to leasehold new launches in the same sub-market — Normanton Park (~S$1,866), Parc Clematis (~S$1,884), Elta (~S$2,557), and Faber Residence (~S$2,156) — despite offering perpetual tenure.
The question, as always, is compared to what? Against a new launch, you give up fresh finishings, modern layouts, and a full amenity deck, but gain freehold status and a much lower entry price. Against another older freehold in District 5, Ventana’s Circle Line proximity (Haw Par Villa under 300m) is genuinely competitive, and its hilltop siting is rare. Against a District 10 or 15 freehold at similar psf, it is further from the CBD but closer to the west-side employment belt.
The main risks are liquidity (11 sales in 12 months means exits can take time), boutique-development quirks (a small MCST can lead to concentrated decision-making and periodic sinking-fund top-ups), and the ageing of a 23-year-old building envelope. None are disqualifying — but they should be priced in.