Veranda
Overview & Key Facts
Veranda is a discreet 24-unit freehold boutique tucked along Lorong K Telok Kurau in District 15 — a quiet residential lane that bisects the old landed housing estate between Joo Chiat and Kembangan. Developed by Roxy Homes Pte Ltd, a subsidiary of the Roxy-Pacific Holdings group, the development was completed in 2004 and has remained largely under the radar compared with the splashier new launches that have since defined the District 15 skyline. Roxy-Pacific has long favoured boutique freehold projects in the eastern districts, and Veranda fits squarely within that philosophy: modest in scale, enduring in tenure.
With just 24 units on a compact freehold site, Veranda occupies a different market niche entirely from its behemoth neighbours. There is no concierge, no resort pool wing, no sky terrace — what you get instead is the rarest commodity in Singapore private residential: perpetual ownership of land in an established, low-rise neighbourhood where redevelopment pressure is real and the en-bloc clock, while still modest at 47/100, is quietly ticking. The development appeals most strongly to buyers who prize tenure security and neighbourhood character above amenity provision.
Buyer profiles skew toward owner-occupiers seeking a quiet base in the east, and investors holding freehold land for the long cycle. At an average transaction price of around S$2.13 million with a gross yield of approximately 3.2%, Veranda sits in a realistic bracket for dual-income couples who want to be within the Katong-Telok Kurau school belt without paying the headline premiums of The Continuum or Amber Park.
Location & Connectivity
Lorong K Telok Kurau is one of the quieter residential streets feeding off the busier Telok Kurau Road corridor, bookended by the landed estate to the south and the mix of walk-up apartments and boutique condos to the north. Veranda’s immediate streetscape is overwhelmingly low-rise, which means natural light and cross-ventilation are meaningfully better than in denser sub-markets. The trade-off is that day-to-day convenience requires a short commute: the nearest cluster of coffee shops, provision shops, and wet market activity is concentrated around Telok Kurau Road and the stretch toward Joo Chiat, roughly a five-minute walk away.
On the MRT front, Marine Terrace MRT (Thomson-East Coast Line) is approximately 730 metres away — a twelve-minute walk in Singapore’s climate, or a two-stop bus ride. The TEL gives direct connectivity to Gardens by the Bay, Marina Bay, and Orchard, which significantly upgrades the location’s commuter credentials compared with when the development was completed in 2004. Kembangan MRT (East-West Line) at 1.01 km offers an alternative, though few residents would choose to walk that distance daily. For drivers, the ECP and PIE are accessible within five minutes, and Changi Airport is roughly 20 minutes without traffic.
The education corridor here is genuinely strong. Telok Kurau Primary School is a direct 380-metre walk — almost certainly within the 1 km P1 registration radius for every unit in the development. Tanjong Katong Girls’ School at 1.09 km and Broadrick Secondary at 1.19 km complete a solid local schooling spine. The presence of Canadian International School (Tanjong Katong) at 1.11 km and EtonHouse International (Broadrick) at 1.19 km also makes Veranda legible to expat families, though the unit count limits rental supply in any given year.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | ~1.1 km |
| Tanjong Katong Girls' School | secondary | ~1.1 km |
| Canadian International School (Tanjong Katong) | international | ~1.1 km |
| Broadrick Secondary School | secondary | ~1.2 km |
| EtonHouse International School (Broadrick) | international | ~1.2 km |
| CHIJ (Katong) Primary | primary | ~1.3 km |
| Chung Cheng High School (Main) | secondary | ~1.4 km |
Facilities
Facilities at Veranda are commensurate with its boutique scale: a swimming pool, a small gymnasium, and communal landscaped areas constitute the full offering. There is no tennis court, no function room, no clubhouse — this is a development where the land and the neighbourhood do the heavy lifting, not an amenities spreadsheet. For buyers accustomed to mega-development living, the contrast will feel stark. For buyers who regard sprawling facilities as underused cost centres on the maintenance statement, Veranda’s lean provision is a feature rather than a deficiency. Maintenance fees tend to be materially lower per unit in developments of this size, a practical benefit that compounds over a long holding period.
“Exactly what I wanted — a proper pool, a gym that is never crowded, and no noise from a hundred families fighting over BBQ pits. At 24 units you actually get to know your neighbours, which is rare in Singapore condos.”
— Owner-occupier review via PropertyGuru, 2023
The pool area benefits from the low site density: there is rarely competition for a lane, and the surrounding greenery gives it a garden character that larger developments struggle to replicate once hundreds of residents are using the same infrastructure. Prospective buyers should note that some facilities may be accessible to residents of adjacent Roxy-Pacific sister developments, depending on current management arrangements — verify with the managing agent before purchase.
Unit Sizes & Layout
Transaction data at Veranda is thin by necessity — only 7 recorded sales and a limited unit mix distribution — but what the records do reveal is a PSF trajectory that tells a coherent story. Early transactions clustered around S$787 psf; more recent deals have landed in the S$1,367–S$1,378 psf band, implying roughly 74% nominal appreciation over the development’s life. That is broadly in line with District 15 freehold secondary market performance, though still sits at a meaningful discount to the S$2,537–S$2,790 psf range commanded by the newest launches in the same district. Given the unit count, individual sales can move the average significantly, so prospective buyers should weight the most recent comparable transactions and obtain a fresh valuation rather than relying on historical averages.
Unit configurations are understood to be primarily two- and three-bedroom formats consistent with a boutique freehold of this vintage, with sizes broadly more generous than contemporary new-build equivalents. The development’s 2004 provenance means layouts were designed before the era of hyper-efficient shoe-box planning; buyers often find that older boutique condos like Veranda offer practical liveability — proper dining rooms, functional bay windows, adequate bedroom sizes — that is absent in post-2010 compact units.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,466 | $1,787,500 |
| 5 BR | 3 | $1,050 | $2,586,667 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,650,000 to $2,880,000, averaging $2,130,000.
Rents range from $3,200 to $6,200 per month across 12 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 73.7% (from $787 to $1,367 psf).
Neighbourhood Comparison
The clearest head-to-head for Veranda is against other freehold boutiques in the Telok Kurau and Kembangan corridor. The Continuum at S$2,790+ psf is also freehold but brings 816 units, full resort facilities, and a brand-new build premium — it is a genuinely different product at a 100%-plus PSF premium. Amber Park (freehold, S$2,540 psf, 592 units) offers larger scale and better facilities at roughly 85% more per square foot. Buyers choosing Veranda over these projects are explicitly trading amenity and scale for price and boutique quietness — a trade-off that makes rational sense only for owner-occupiers or very long-horizon investors.
Against the leasehold competition — Grand Dunman (99 yr, S$2,537 psf, 1,008 units) and Emerald of Katong (99 yr, S$2,640 psf, 846 units) — Veranda’s freehold tenure is the decisive advantage; both leasehold developments ask more per square foot for a depreciating asset. For buyers who understand the compounding effect of perpetual tenure over a 30-year horizon, the comparison is stark. The freehold discount at Veranda is genuine, even accounting for age and limited facilities.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VERANDA | Freehold | 2004 | 24 | — |
| 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 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates VERANDA across multiple dimensions.
What Residents Say
“Quiet street, good neighbours, and the kids walk to Telok Kurau Primary in five minutes. We have been here since 2016 and have no intention of leaving. The Marine Terrace MRT opening was the icing on the cake.”
— Owner-occupier review via PropertyGuru, 2024
“The pool is always empty and the gym is small but functional. Don’t come here expecting grand resort facilities. Do come if you want freehold, peace and quiet, and a neighbourhood that still feels like old Singapore.”
— Resident review via EdgeProp, 2023
“As a rental investment the yield is decent if you get the right tenant, but void periods can be long because the supply of units available is so small that demand is lumpy. Had the unit vacant for three months before finding a suitable family tenant.”
— Investor review via 99.co, 2022
The recurring theme across Veranda’s sparse but consistent review history is an appreciation for the quietness, the neighbourhood character, and the school proximity, offset by candid acknowledgement that the facilities provision is minimal and that liquidity — both for sale and rental — is constrained by the small unit count. Residents who have chosen Veranda knowingly tend to rate it well; those who arrived expecting the amenity depth of a larger project tend to be disappointed. Calibrating expectations before purchase is more important here than at most developments.
Strengths & Weaknesses
- Freehold tenure — perpetual land title in an established D15 neighbourhood
- Telok Kurau Primary School at 380 m — among the shortest walking distances in the district
- Marine Terrace MRT (TEL) now within 730 m — major connectivity upgrade since TOP
- Quiet, low-rise Lorong K Telok Kurau streetscape with limited high-density neighbours
- PSF at ~S$1,367 represents a steep freehold discount vs new D15 launches (50–100% cheaper psf)
- Boutique scale means pool and gym are rarely congested
- Low maintenance fees relative to resort-style developments of comparable age
- Multiple international school options within 1.1–1.2 km (Canadian IS, EtonHouse)
- En-bloc option value (47/100) in a corridor with developer appetite for freehold boutiques
- Only 24 units — thin liquidity for re-sale and rental, void periods can be extended
- Facilities minimal: pool and basic gym only, no tennis, no function room
- Investment score 35/100 — low transaction frequency limits price discovery and resale speed
- Gross yield 3.19% — modest for an investment-driven purchase
- Marine Terrace MRT still 730 m away — not a comfortable walk in Singapore heat
- Kembangan (EWL) at 1.01 km adds complexity for commuters needing the East-West Line
- Very limited transaction history (7 sales) makes automated valuation unreliable
- No 24-hour concierge or managed security beyond standard access control
- 2004 vintage means fittings and common area finishings are ageing without major MCST upgrade cycles
Verdict
Veranda is not a development you choose for its facilities score or its headline PSF discount to peers — it is a development you choose because you want freehold land in a quiet, established Telok Kurau street, you want Telok Kurau Primary within easy walking distance, and you are comfortable accepting that the amenity provision will never rival a resort-style mega-condo. In that narrow but real use case, Veranda delivers: perpetual land title, a characterful low-rise neighbourhood, and an MRT connection (Marine Terrace TEL) that simply did not exist when the building was first sold.
The investment score of 35/100 reflects the thin liquidity and limited transaction depth that are endemic to any 24-unit development. Re-sale is slower and more price-sensitive than in larger projects, and rental yield at 3.19% is unspectacular compared with newer leasehold developments that trade on strong rental demand. For buyers with a buy-and-hold freehold philosophy — thinking in 20-year cycles rather than 5-year flips — these are temporary inconveniences rather than structural problems. Freehold boutique sites in the Telok Kurau corridor have historically attracted en-bloc premiums when developer appetite returns, and a 47/100 en-bloc score means the option value is real even if it is not imminent.
Against the new launches in D15, Veranda’s PSF remains markedly lower: The Continuum (also freehold) trades at over S$2,790 psf, Amber Park at S$2,540 psf, and even the leasehold Grand Dunman at S$2,537 psf. Veranda’s secondary market pricing around S$1,367 psf therefore represents a genuine freehold discount — albeit one that reflects the age, boutique liquidity, and modest facilities that these newer projects do not share. Buyers who can live without the lifestyle amenities of a larger development and prioritise capital preservation through tenure will find the relative value compelling.