Ventura Heights
Overview & Key Facts
Ventura Heights occupies a quiet cul-de-sac off Jalan Lim Tai See in the prestigious Bukit Timah corridor of District 10 — one of Singapore’s most coveted residential addresses, sitting between the mature landed enclave of Coronation Road and the leafy approaches to Holland Village. Developed by Astrid Hill Residences Pte Ltd and completed in 2011, the development comprises just 40 freehold units across a single low-rise block, making it one of the more intimate condominium offerings in the Core Central Region.
The address is telling: Jalan Lim Tai See is a no-through road flanked by Good Class Bungalow territory and old-money residential plots. Ventura Heights does not try to compete with the resort-scale mega-developments that dominate CCR marketing; instead, it offers exclusivity, privacy, and the enduring land security of freehold tenure in a district where land has historically been among the most tightly held in Singapore. With only 40 units sharing the site, the development feels more like a private apartment block than a conventional condominium.
The buyer profile skews heavily toward long-term owner-occupiers and high-net-worth families drawn to the district for its school proximity rather than its amenities or transport convenience. Hwa Chong Institution, one of Singapore’s most competitive secondary schools, sits just 600 metres away — a distance that places Ventura Heights firmly within Phase 2C balloting range and makes the address genuinely strategic for families with secondary school aspirations.
Location & Connectivity
Ventura Heights sits in the Bukit Timah–Holland corridor, a stretch of Singapore that is resolutely car-dependent by design. The nearest MRT stations are Holland Village MRT (Circle Line) at approximately 1.12 km and Sixth Avenue MRT (Downtown Line) at 1.28 km. Neither is within comfortable walking distance in Singapore’s climate, particularly with the hilly terrain that characterises this part of Bukit Timah. A short car ride or bus connection to Sixth Avenue or Holland Village is the practical daily approach.
For drivers, however, the location delivers. The Bukit Timah Expressway (BKE) is accessible within minutes, connecting easily to the Pan Island Expressway (PIE) and the city fringe. Orchard Road is roughly 10 minutes by car in light traffic; the CBD and Marina Bay are 15 to 20 minutes depending on conditions. The neighbourhood’s position between the Coronation Road landed belt and Holland Road means residents benefit from the quiet of an established residential enclave without feeling remote from the city’s gravity.
Day-to-day amenities require a car or short bus ride. Holland Village’s F&B strip, Cold Storage, and Sunday hawker market are the nearest retail cluster. Coronation Plaza on Bukit Timah Road offers a neighbourhood supermarket, clinics, and casual dining. Farther afield, Bukit Timah Plaza and Beauty World Centre provide more comprehensive daily shopping. The Botanic Gardens UNESCO World Heritage site is a 10-minute drive and one of the more pleasant recreational assets in the district.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Hwa Chong International School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| Australian International School | international | ~1.2 km |
| Hollandse School | international | ~1.3 km |
| National Junior College | secondary | ~1.8 km |
| National Junior College | jc | ~1.8 km |
Facilities
As a 40-unit boutique development, Ventura Heights offers what is typical for a small CCR freehold project of its era: a swimming pool, gym, and a handful of outdoor communal spaces. The facilities are functional and well-maintained rather than expansive. Residents who purchase here do so fully aware that the value proposition lies in the address, the freehold tenure, and the privacy of a small compound — not in resort-scale amenities. The pool area is appropriately proportioned for the unit count, meaning it is rarely congested, and the gym caters to basic fitness needs.
The trade-off is clear. Buyers accustomed to the waterpark complexes of Treasure at Tampines or the air-conditioned badminton domes of The Minton will find Ventura Heights underwhelming on the facilities dimension. But that is the wrong lens — boutique CCR freehold is a different product category, and the absence of excess shared facilities is reflected in more manageable monthly maintenance contributions. For owner-occupiers who use their own gym memberships or are simply home-focused, the compact amenity set is a feature, not a flaw.
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $3,550,000 to $5,100,000, averaging $4,187,500 (~$753 psf).
Rents range from $5,600 to $12,500 per month across 33 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13.4% (from $728 to $826 psf).
Neighbourhood Comparison
The most direct comparison for Ventura Heights is not Leedon Green or HYLL on Holland — those are large-scale developments at very different price points — but rather the handful of other small freehold boutiques in the Bukit Timah–Holland corridor. Within that peer group, Ventura Heights competes on school proximity and compound privacy. Leedon Green at S$2,784 psf offers considerably better facilities and a larger community, but at a steep premium; its scale also means you lose the boutique intimacy that is central to Ventura Heights’ appeal. HYLL on Holland at S$2,648 psf occupies a denser Holland Road setting with slightly better transport access but a more urban feel.
For buyers specifically focused on the Hwa Chong school cluster, Ventura Heights is difficult to beat on a combined proximity-and-privacy basis. The 600 m to Hwa Chong Institution is shorter than most competitors in the area. The freehold tenure, meanwhile, eliminates the lease-decay concern that will increasingly weigh on the 99-year developments in this district as they age. The honest caveat is liquidity: a development with eight recorded sales has an exit market measured in months rather than weeks, which makes it a poor fit for anyone with a short investment horizon or a requirement for rapid capital access.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VENTURA HEIGHTS | Freehold | 2011 | 40 | $753 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates VENTURA HEIGHTS across multiple dimensions.
What Residents Say
“The compound is extremely quiet — you almost forget you’re in Singapore. The road is a dead end so there’s no through traffic. The kids can walk to Hwa Chong in the morning without any major road crossings. Can’t fault the address.”
— Resident review via PropertyGuru
“Facilities are basic but I didn’t buy for the facilities — I bought for the freehold title and the peace. For what we pay in maintenance fees, the pool and gym are fine. You won’t find another 40-unit freehold in D10 at this price point.”
— Resident review via EdgeProp
“Getting to the MRT is the one real pain point. You need a car or bus for everything, and parking on Jalan Lim Tai See can be tight when guests come. But if you drive every day it genuinely doesn’t matter.”
— Resident review via 99.co
The pattern across the handful of available reviews is consistent: residents who chose Ventura Heights did so with clear intent and are broadly satisfied with the trade-offs they made. The school proximity, the quiet cul-de-sac setting, and the freehold security are the recurring positives; the MRT distance and limited transport options are the accepted negatives. This is a development that attracts buyers who know exactly what they want and are unlikely to be surprised post-purchase.
Strengths & Weaknesses
- Freehold tenure in District 10 CCR — permanent land security
- 600 m to Hwa Chong Institution — top secondary school balloting advantage
- Boutique 40-unit compound — uncongested shared spaces, quiet daily living
- Cul-de-sac no-through-road setting — minimal vehicular disturbance
- Low-rise landed enclave views likely to remain unobstructed long-term
- Proximity to three international schools (Hwa Chong Intl, Lyc\u00e9e Fran\u00e7ais, Australian Intl)
- Low density means pool and gym rarely overcrowded
- Strong rental demand from school-focused families provides yield support
- PSF entry level anomalously low vs comparable CCR freehold (thin transaction record)
- Both nearby MRT stations exceed 1 km — car or bus essential for daily commute
- Low walkability score (44/100) — limited within walking distance
- Very thin transaction volume (8 sales recorded) — illiquid exit market
- Facilities limited to pool and gym — no resort amenities
- Boutique size means fewer neighbours to share maintenance cost base
- Gross yield 2.58% is modest for CCR — purely a capital appreciation play
- No in-compound retail or F&B — all errands require a trip out
- Limited comparable transactional data makes valuation challenging
Verdict
Ventura Heights is a niche product that answers a specific brief: freehold land security in District 10, privacy of a boutique compound, and a walk-to-school address for Hwa Chong Institution — all without the maintenance complexity of a full landed property. It is not the right choice for buyers who need MRT-adjacent convenience, resort-scale facilities, or a development with deep transaction liquidity. With only eight recorded sales and 33 rental transactions across its history, the market for Ventura Heights is narrow and discerning.
The PSF figure of approximately S$753 based on recent transactions looks anomalously low against neighbouring developments — Leedon Green asks S$2,784 psf and HYLL on Holland S$2,648 psf. This gap almost certainly reflects the thinness of the transaction record and the boutique nature of the product rather than fundamental undervaluation; a small number of transactions, many between known parties, can skew averages significantly. Prospective buyers should treat the headline PSF figure with caution and anchor to individual unit valuations rather than the aggregate.
The long-term investment thesis for Ventura Heights rests on three pillars: freehold land in a district with strict height controls and a predominantly landed character; school proximity that sustains rental demand from families regardless of property market cycles; and the irreproducibility of a 40-unit boutique on a no-through road in one of Singapore’s most sought-after residential postcodes. For the right buyer — typically a long-term owner-occupier, a family anchored to the Hwa Chong school cluster, or a wealth-preservation investor — those pillars justify the illiquidity premium.