Ventura View
Overview & Key Facts
Ventura View is a compact freehold boutique development tucked along Rambutan Road in District 15 — the quiet residential flank of the larger Marine Parade / Joo Chiat belt. Developed by Moovenuss Homes Pte Ltd and completed in 2010, it holds just 24 units across a low-rise building, making it a decidedly intimate address in one of Singapore’s most walkable and character-rich precincts.
The tenure is the headline feature. In a Rest-of-Central-Region (RCR) sub-market dominated by 99-year leasehold mega-launches such as Grand Dunman and Emerald of Katong, Ventura View’s freehold title places it in a narrower basket of long-horizon assets. For buyers whose decision rests on lease tenure and generational transferability — rather than facilities or prestige branding — this is where the conversation begins.
The trade-off is scale. With only 24 units, Ventura View offers no sprawling clubhouse, no 50m lap pool, and no dedicated concierge. What it offers instead is a freehold stake on prime Katong-adjacent soil at an entry price materially below neighbouring new launches. That’s the bet this review unpacks.
Location & Connectivity
Rambutan Road sits in the grid of quiet streets between Sims Avenue and Changi Road, just off the Eunos / Joo Chiat corridor. The nearest MRT is Eunos station on the East-West Line, roughly 0.73 km away — a 9 to 10 minute walk under normal conditions. That’s on the cusp of what most Singaporean buyers consider "walkable" — acceptable for younger professionals, marginal for families with young children or elderly residents during midday heat.
The forthcoming Thomson-East Coast Line (TEL) stations — Marine Parade and Marine Terrace — are approximately 1.2 km away. Once fully operational, these add meaningful optionality for residents heading into the CBD via the TEL spine, though they’re too far for a daily walk-in commute.
Where Ventura View genuinely shines is in everyday lifestyle. The Joo Chiat and Katong heritage precincts are within a 10 to 15 minute walk, opening access to one of Singapore’s richest food and cafe ecosystems: 328 Katong Laksa, Guan Hoe Soon, Chin Mee Chin, the boutique cafes of East Coast Road, and countless Peranakan-era shophouses. Parkway Parade mall and the East Coast Park beachfront are a short drive or bus ride away.
For drivers, the location is well-connected. The Pan-Island Expressway (PIE) and East Coast Parkway (ECP) are both under 5 minutes’ drive, placing Changi Airport at roughly 15 minutes and the CBD at around 15 to 20 minutes off-peak.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Tao Nan School | primary | ~1.0 km |
| CHIJ (Katong) Primary | primary | ~1.0 km |
Facilities
This is the section where buyers must calibrate expectations. A 24-unit freehold boutique is not built to compete with 800-unit mega-developments on amenity breadth, and Ventura View is no exception. Typical facilities for a development of this scale include a small swimming pool, basic gym, BBQ pit, and covered carpark — the standard boutique envelope rather than a resort-style offering.
The implicit value proposition is different: residents trade facility breadth for lower density, shorter shared-space queues, and lower maintenance fees. With just 24 units contributing to the sinking fund, per-unit monthly maintenance will typically fall in a range comparable to — or slightly above — larger developments, because fixed costs (lift maintenance, security, landscaping) don’t scale down linearly with unit count.
Boutique condos like Ventura View appeal to buyers who see a private condo pool as a “nice to have” rather than a daily-use amenity — and who’d rather walk 10 minutes to East Coast Park than queue for a 25m lap pool on a Saturday morning.
For families who plan to use external amenities — East Coast Park, Marine Parade Community Club, the Katong food scene — the in-compound facility gap is less meaningful. For buyers who rely heavily on in-development amenities (children’s play areas, tennis courts, function rooms), Ventura View will feel sparse compared to the new launches in the same district.
Unit Sizes & Layout
Transaction records show a small but varied unit mix at Ventura View, typical of a boutique development where developers cater to a range of buyer profiles on a limited site. The modest total sales count (13 recorded transactions over the building’s lifetime) reflects low turnover — owners tend to hold, which in itself is a signal of resident satisfaction.
Average transacted price sits around S$1,014,000 with a median of S$790,000, while the trailing 12-month average PSF is approximately S$1,490. That puts Ventura View at roughly 40% below the PSF of neighbouring new launches like Grand Dunman (S$2,537) and Emerald of Katong (S$2,640), and around 45% below freehold comparables such as Amber Park (S$2,538 psf) and The Continuum (S$2,790 psf).
PSF history tells an interesting story. Early transactions show prints as low as S$680 psf, with more recent years clustering between S$1,300 and S$1,600 psf. That represents a meaningful appreciation over the life of the development, though the sample size is small enough that individual transactions can swing the averages considerably.
Finishings in 2010-vintage boutique developments typically warrant a renovation budget. Buyers should expect to allocate for bathroom and kitchen refreshes if they’re targeting a modern aesthetic — a common story across the District 15 mid-2000s and early-2010s freehold cohort.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $1,597 | $705,000 |
| 1 BR | 4 | $1,222 | $710,000 |
| 2 BR | 3 | $1,273 | $967,667 |
| 3 BR | 3 | $1,100 | $1,316,667 |
| 5 BR | 1 | $1,062 | $2,080,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $615,000 to $2,080,000, averaging $1,014,077 (~$1,490 psf).
Rents range from $1,600 to $4,000 per month across 29 rental transactions. Current rental yield sits at approximately 4.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 52.1% (from $1,058 to $1,609 psf).
Neighbourhood Comparison
Ventura View’s competitive set is best understood along two axes: tenure and scale. Against the 99-year mega-launches in the same district — Grand Dunman (S$2,537 psf, 1,008 units), Emerald of Katong (S$2,640 psf, 846 units), and Tembusu Grand (S$2,462 psf, 638 units) — Ventura View sits at roughly 40% less per square foot but offers a fraction of the facilities and a much older finish.
The more apt comparison is against other freehold stock. The Continuum (S$2,790 psf, 816 units) and Amber Park (S$2,538 psf, 592 units) represent the freehold mega-launch tier — you’re paying a substantial brand-new premium, but getting scale, facilities, and warranty. Ventura View is the value-seeker’s alternative: same freehold tenure, same broader neighbourhood, materially lower entry.
For a buyer whose primary objective is rental yield and long-horizon capital preservation, the math can favour Ventura View. For a buyer who treats a condo as a lifestyle hub and values facilities / finishes, the premium for a Continuum or Amber Park is easy to rationalise. Neither is wrong — but they serve different people.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VENTURA VIEW | Freehold | 2010 | 24 | $1,490 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates VENTURA VIEW across multiple dimensions.
What Residents Say
Public resident commentary on Ventura View is thin — a consequence of the development’s small unit count and low turnover. When only 24 families live in a building, there simply aren’t many people writing reviews on 99.co or PropertyGuru.
The thematic signal we can extract from broader boutique-freehold discussions in District 15 is consistent: residents of this cohort tend to value quiet, walkability to Joo Chiat / Katong, and predictable long-term ownership. Complaints, where they surface, typically centre on the narrow facility envelope and the age-related maintenance of early-2010s finishes.
Boutique freehold living in District 15 is a particular taste — you’re buying the neighbourhood as much as the building. People who get it, stay for decades. People who don’t, move to bigger condos within a few years.
The low transaction count (13 sales over the development’s life) and steady rental activity (28 rental transactions) support this thesis: Ventura View appears to function as a stable mix of long-term own-stay homes and buy-to-let units, with limited speculative flipping.
Strengths & Weaknesses
- Freehold tenure — scarcity value in an RCR sub-market dominated by 99-year leases
- Attractive 4.41% gross rental yield for a District 15 asset
- PSF ~40% below neighbouring new launches (Grand Dunman, Emerald of Katong)
- Strong school catchment — Canossa Catholic, Tanjong Katong Girls, Broadrick within 1 km
- Walking distance to Joo Chiat / Katong food and cafe heritage precinct
- Low-density living — only 24 units, minimal shared-space queues
- Quick drive to ECP, PIE, Changi Airport, and CBD
- Future TEL access via Marine Parade / Marine Terrace stations
- Low historical turnover indicates stable, satisfied owner base
- Eunos MRT is 0.73 km — serviceable but not best-in-class for daily commuters
- Minimal facilities footprint compared to mega-launch comparables
- 2010-vintage finishings typically require a renovation budget
- Small unit count means per-unit maintenance fees can feel proportionally high
- Thin transaction history (13 sales) — harder to benchmark exit pricing precisely
- No brand-name developer pedigree or prestige marketing
- Limited public resident commentary makes due diligence harder
- Walkability score (60/100) reflects fringe-of-Katong rather than heart-of-Katong
Verdict
Ventura View is a precision instrument, not a generalist. It will not win on facilities, it will not win on MRT proximity, and it will not win on prestige address. What it offers is a freehold stake in a mature, high-amenity neighbourhood at a PSF materially below surrounding new launches — a combination that appeals to a specific, clear-headed buyer.
The gross rental yield of 4.41% is among the more attractive figures you’ll see in District 15, driven by modest entry prices relative to the healthy rental market in the Eunos / Katong fringe. Landlord buyers with a medium-to-long holding horizon should take a close look — a 4%+ gross yield on a freehold title in RCR is increasingly rare.
The case weakens for buyers who depend on in-development amenities, have short investment horizons, or place high weight on brand-new finishings. It also weakens for commuters who insist on sub-5-minute MRT walks — the Eunos walk is serviceable, but not best-in-class. For the right buyer, though — a rental-yield-focused investor, a freehold-first own-stayer who values the Katong lifestyle, or a long-horizon parent buying for school catchment — Ventura View is a defensible, under-the-radar choice.