Verdale
On this page
- 1. Tenure & Lease Headroom
- 2. Location, MRT & Walkability
- 3. Holland Village F&B Halo
- 4. Unit Mix & Layout Realities
- 5. Verdale vs Forett vs Daintree vs Pinetree vs Nava Grove
- 6. Rental Yield & Tenant Demand
- 7. En-Bloc & Lease-Decay Trajectory
- 8. Risks: Boutique Absorption, Holland Road Traffic, Quantum
- 9. Verdict & Buyer Fit
- 10. FAQ
2. Location, MRT & Walkability
Verdale fronts Jalan Jurong Kechil with quick access to the Pan Island Expressway (PIE) via Clementi Road and to the Ayer Rajah Expressway (AYE) via Holland Road. The most-cited number — ~10-minute walk to Holland Village MRT on the Circle Line — is accurate door-to-gantry for the project's main exit, though some stacks add a 1–2 minute internal walk. From Holland Village, the CCL hits one-north (biomedical / tech cluster) in three stops, Buona Vista (East-West Line interchange) in one stop, and Bishan (North-South Line interchange) in seven stops.
Walkability score from the project gate considers six anchors: Holland Village MRT (~10 min), Holland Village wet market and hawker centre (~10–12 min), Bukit Timah Plaza (~8 min by car, no direct walk), Methodist Girls' School and Pei Hwa Presbyterian Primary within 1km (relevant for school priority under MOE's 1km tier), and the Bukit Timah Nature Reserve trailheads at Hindhede (~6 min drive). The walking spine to Holland Village runs along King's Road and Holland Road — pleasant in cool months, less so in the 1pm equatorial sun.
3. Holland Village F&B Halo
Holland Village is one of the three Singapore enclaves (with Tiong Bahru and Tanjong Pagar) where the F&B operator density translates directly into rental demand from expat and young-professional tenants. The URA-blessed Master Plan 2025 Holland-Bukit Panjang zoning protects the village's identity as a mixed-use commercial-residential pocket while the 2024 opening of One Holland Village (mixed-use development above the MRT) added a fresh anchor of residences, serviced apartments, retail and a community plaza.
For Verdale specifically, the halo manifests in three ways: (a) tenant pool depth — expat finance, biomedical and tech workers commute to Raffles Place / one-north and choose Holland Village over Bukit Timah Road for the walk-out lifestyle; (b) weekend amenity — Cold Storage, hawker, indie bookshops, dim sum on Lorong Mambong; (c) school catchment — combination with Methodist Girls', Henry Park, Pei Hwa Presbyterian within 2km creates a family-tenant overlay on top of the expat-singles base.
4. Unit Mix & Layout Realities
Verdale's 258-unit count is distributed across 1- to 4-bedroom typologies, with the bulk in 2- and 3-bedroom layouts targeted at the dual-income / young-family segment. Stack-by-stack, the north-east facing units catch the Bukit Timah Hill view corridor; the south-west facing stacks face Jalan Jurong Kechil (some afternoon-sun exposure and modest traffic noise). Ceiling heights, finishes and the kitchen-living flow are consistent with the 2018–2021 Ascott / CapitaLand specification language — solid but not extravagant, with the design choices skewing toward rentability rather than ultra-luxury bespoke.
From a resale and rental perspective, the 2-bedroom plus study and the 3-bedroom premium stacks tend to be the most liquid — they pair the Holland Village amenity walk with the most-rentable square footage. 1-bedroom units exist but are a smaller share; 4-bedroom layouts trade less frequently and are more sensitive to family-buyer sentiment cycles.
5. Verdale vs Forett vs Daintree vs Pinetree vs Nava Grove
Within the D21 (Upper Bukit Timah / Clementi Park / Holland fringe) cohort, four peers anchor the comparison set: Forett @ Bukit Timah (633 units, freehold, TOP 2024, larger-format family-oriented), Daintree Residence (327 units, 99-yr 2018, TOP 2021, Cashew MRT walkability), Pinetree Hill (520 units, 99-yr 2022, TOP ~2027, UOL-CapitaLand JV further into Ulu Pandan) and Nava Grove (552 units, 99-yr 2024, TOP ~2028, Pine Grove enbloc successor).
The dominant trade-off across the cohort: Verdale wins on tenure-walkability balance (~92 years remaining + 10-min walk to a CCL interchange) but trades on size — 258 units versus 327–633 for the peers. Forett wins on tenure (freehold) but is further from MRT and lacks Holland Village's specific F&B character. Daintree wins on quantum entry-point (lower PSF than Verdale historically) but Cashew MRT is a less-connected CCL stop than Holland Village. Pinetree Hill and Nava Grove are larger, newer-launch, but Ulu Pandan amenity density is still maturing — the catchment depends on Holland Village or Clementi Mall via short drives rather than a 10-minute walk.
Translated into buyer fit: Verdale suits the buyer who specifically values Holland Village walk-out lifestyle and ~92-year lease headroom over freehold premium or larger development pool. The 258-unit count is a feature, not a bug, for buyers who prefer lower density — but it does mean fewer comparable transactions in any given quarter, which can widen bid-ask spreads.
10. Frequently Asked Questions
- How far is Holland Village MRT from Verdale?
- About a 10-minute walk via the King's Road / Holland Road spine to the main Circle Line gantry. Holland Village MRT puts one-north within three stops, Buona Vista (EWL interchange) within one stop, and Orchard within three CCL stops. As of May 2026, this is the project's headline transport credential.
- What is Verdale's remaining lease in 2026?
- Approximately 92 years. The 99-year lease commenced in 2018, leaving roughly 92 years as of May 2026 — comfortably above the 79-year CPF/loan inflection point and the 60-year resale-friction threshold that begin to constrain liquidity in older D21 leaseholds.
- How does Verdale compare to Forett @ Bukit Timah?
- Forett is freehold and larger (633 units versus 258) but further from MRT and outside the Holland Village F&B catchment. Verdale trades freehold prestige for ~92-year lease, 10-minute Holland Village MRT walk, and direct exposure to the One Holland Village retail and dining halo. Buyer choice depends on whether tenure premium or walkability matters more for the holding period.
- Is the 258-unit boutique size a risk for resale liquidity?
- Yes, modestly. Smaller projects show fewer comparable transactions per quarter, which can widen bid-ask spreads and extend on-market duration to 6–9 months in soft cycles versus 3–4 months for 500-unit peers. The trade-off is lower density, fewer simultaneous sellers in any given window, and a more boutique character that some buyers explicitly seek.
- What is the rental yield outlook for Verdale in 2026?
- D21 Holland-Bukit Timah gross yields tracked 3.0–3.6% across 2024–early 2026, with newer-TOP boutique projects clustering at the higher end. Verdale's tenant mix — biomedical, tech and finance professionals routing via Circle Line — supports the top of that band. Net of vacancy and depreciation, leveraged buyers at current SORA-linked rates are roughly break-even on carry; cash buyers see clearer yield economics.
- Will the lease decay affect resale before 2036?
- Unlikely in any material way. Lease decay impacts intensify between years 30 and 60 of residual life — for Verdale, that means roughly 2048 onwards. Owners exiting before 2036 will be selling a property with 82+ years remaining, well within the freehold-equivalent CPF and loan treatment zone for incoming buyers.
Disclaimer: This review is for general information only and does not constitute financial, investment, or legal advice. Property markets are subject to risk, regulatory change, and macroeconomic conditions. Figures, lease terms, and rental yields cited are based on publicly available data as of May 2026 and may change. Always consult a licensed property agent, financial advisor, and conveyancing lawyer before making any purchase decision. ShiokNest.com is independent and not affiliated with the developer.
Overview & Key Facts
Verdale occupies a 14,235 sqm site at 2–16 De Souza Avenue in District 21 — a quiet landed-housing enclave tucked behind Jalan Jurong Kechil in the Upper Bukit Timah corridor. Completed in 2024, the development comprises 258 units across seven low-rise blocks of five storeys each, designed by P&T Consultants and jointly developed by CSC Land Group and China Overseas Holdings Limited (COHL), both subsidiaries of China State Construction Engineering Corporation (CSCEC) — the Fortune Global 500 construction conglomerate ranked 21st worldwide. Verdale is their second residential development in Singapore after Twin VEW, though their construction arm CCDC has been building here since 1992 with an A1 BCA registration and CONQUAS scores well above industry average.
The development’s design language draws from the Japanese concept of shinrin-yoku (forest bathing) — the practice of healing through immersion in nature. This is not merely marketing copy: the low-rise form factor, extensive landscaping across six themed zones, and the inclusion of “Forest Bathing Pods” throughout the grounds create a genuine sense of being enveloped by greenery. At only five storeys, Verdale sits comfortably within its landed-property neighbours rather than towering over them, and the seven-block layout distributes just 37 units per block on average, giving the development an intimate, boutique character that is unusual for a 99-year leasehold project at this price point.
Buyer records show 86% Singaporean, 12% Permanent Resident, and just 2% foreign purchasers — a profile consistent with owner-occupiers drawn to the Bukit Timah address and nature-centric lifestyle rather than speculative investors. With 48 distinct floor plan variations across 1- to 5-bedroom configurations (including duplex penthouses), the unit mix is remarkably diverse for a 258-unit development, signalling a developer that prioritised design breadth over cookie-cutter efficiency. Whether that diversity translates into long-term value depends largely on the Beauty World transformation unfolding around it.
Location & Connectivity
Let’s address the main trade-off first: Verdale is not MRT-convenient. Beauty World MRT (Downtown Line) is approximately 900 metres away — about a 12–14 minute walk along Jalan Jurong Kechil. In Singapore’s heat and humidity, this is at the outer edge of what most commuters consider walkable, and the walkability score of 37/100 reflects this honestly. Hume MRT on the Downtown Line is slightly further at 1.05 km. For MRT-dependent households, this distance is a daily friction point, not just an abstract number. A bus stop along Jalan Jurong Kechil provides some relief, but the honest assessment is that Verdale works best for car-owning households.
For drivers, the picture improves considerably. The PIE, BKE, and AYE are all accessible within minutes, placing Jurong Lake District (Singapore’s second CBD) roughly 10 minutes away and the main CBD about 20–25 minutes during off-peak hours. The upcoming Beauty World Integrated Transport Hub — a major URA initiative combining a bus interchange seamlessly linked to Beauty World MRT, alongside residential and commercial space — will meaningfully improve public transport connectivity once completed. The Reserve Residences, which sits atop this integrated hub, is already under construction on the 3.2-hectare Jalan Anak Bukit site. Additionally, the future Cross Island Line (CRL) will add King Albert Park MRT station nearby, connecting to Jurong Lake District and Punggol Digital District.
Daily amenities cluster around the Beauty World node. Beauty World Centre, Beauty World Plaza, and Bukit Timah Shopping Centre are within a short drive or bus ride, covering retail, banking, and dining. The Beauty World food centre — one of Singapore’s beloved hawker institutions — is being redeveloped into the new Bukit Timah Community Building, which will integrate a community club, indoor sports hall, library, and the rebuilt hawker centre. Cold Storage and Koryo Mart handle grocery needs. For nature enthusiasts, the Bukit Timah Nature Reserve, Bukit Batok Nature Park, and the Rail Corridor are all within walking or short cycling distance — this is genuinely one of the greenest residential corridors in Singapore.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | ~1.3 km |
| Ngee Ann Polytechnic | tertiary | ~1.5 km |
| Bukit View Primary School | primary | ~1.7 km |
| Henry Park Primary School | primary | ~1.9 km |
| Singapore University of Social Sciences | tertiary | ~2.0 km |
Facilities
For a boutique 258-unit development, Verdale punches above its weight on facilities — close to 50 amenities spread across six themed zones, plus rooftop amenities on the Sky Gardens level. The centrepiece is a 50-metre lap pool complemented by a kids’ pool, a wellness zone with massage and spa pavilion, foot jets, yoga meditation pod, and water spa features. The Forest Club houses the gymnasium and steam room, while the Sensory Park includes an adventure playground, foot reflexology path, 3G fitness corner, and herb garden.
The rooftop Sky Gardens are the standout — a smart use of the low-rise form factor that many taller developments cannot replicate. Residents have access to a Zen Garden Pavilion, Teppanyaki Pavilion, Sky Dining Pavilion, Grill Pavilion, Sky Lounger, Bamboo Trail, and a Maze Garden. The Retreat zone adds an outdoor lounge and garden swings, while the Forest Bathing Pods — the development’s signature feature — are scattered throughout the grounds as semi-enclosed spaces designed for quiet contemplation surrounded by planting.
“The lovely landscaping, terraced gardens and spacious balconies were the main selling points. The developers have done their best to maximise space usage without resulting in too much clutter.”
— Buyer review via Stacked Homes
One practical note: with 258 units sharing this many facilities, competition for popular amenities (especially the BBQ and teppanyaki pavilions on weekends) is manageable compared to mega-developments. The low-rise format also means no long elevator waits — a small daily convenience that residents of 30-storey towers rarely enjoy. Maintenance fees are reasonable for a District 21 address, though higher per-unit than mass-market OCR developments given the boutique unit count spreading fixed costs across fewer households.
Unit Sizes & Layout
Verdale offers an unusually diverse unit mix for its size: 1-bedroom (463 sqft), 1-bedroom + study, 2-bedroom (614–657 sqft), 2-bedroom deluxe, 3-bedroom (829–904 sqft), 3-bedroom deluxe, 4-bedroom (1,001–1,410 sqft), 4-bedroom family duplex penthouses, and 5-bedroom + study duplex penthouses (up to 1,873 sqft). Across 48 distinct floor plan variations, the layouts are generally squarish and regular, maximising usable space — Stacked Homes noted the creative internal storage solutions as a particular strength, with built-in storage compartments that many competing developments overlook.
Unlike some competitors that eliminate balconies for efficiency, Verdale includes generous balcony spaces across most unit types — a deliberate design choice that aligns with the shinrin-yoku concept. For buyers who value indoor-outdoor living and the Bukit Timah greenery, this is a genuine benefit. For those who prioritise maximum air-conditioned floor area per dollar, the balcony space represents a trade-off worth quantifying: a typical 3-bedroom unit’s balcony occupies roughly 50–70 sqft that could otherwise be interior space.
The 12 exclusive penthouses — duplex units in the 4- and 5-bedroom configurations — are a rare offering in this price segment. These benefit from the low-rise format with genuine treetop-level views of the surrounding landed estate and nature reserves. The highest recorded transaction was $2,198 PSF in October 2024 for a 1,001 sqft unit, suggesting that well-positioned stacks can command a meaningful premium over the development average.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 6 | $1,904 | $881,350 |
| 1 BR | 39 | $1,829 | $1,155,490 |
| 2 BR | 109 | $1,829 | $1,399,174 |
| 3 BR | 30 | $1,793 | $1,799,743 |
| 4 BR | 32 | $1,812 | $2,687,722 |
Pricing & Market Position
Based on 216 recorded transactions, sale prices range from $826,800 to $3,398,100, averaging $1,587,322 (~$1,950 psf).
Rents range from $2,800 to $8,800 per month across 114 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 12.7% (from $1,781 to $2,008 psf).
Neighbourhood Comparison
The most relevant comparison is with The Reserve Residences, the integrated development sitting directly atop the upcoming Beauty World transport hub. At $2,494 PSF, The Reserve commands a 28% premium over Verdale — a gap that reflects direct MRT access, the Bukit V retail podium below, and the Far East / Sino Group brand cachet. For buyers who prioritise convenience above all else, The Reserve’s integrated concept is hard to beat. But for those willing to trade a 12-minute walk for $500+ PSF in savings — roughly $400,000–500,000 on a 3-bedroom unit — Verdale offers a fundamentally different lifestyle proposition: boutique, low-rise, nature-wrapped, and considerably quieter.
Pinetree Hill ($2,485 PSF) and Nava Grove ($2,487 PSF) are both new launches in the broader D21 corridor that price similarly to The Reserve Residences. These developments target buyers with higher budgets who want newer finishings and contemporary designs. Verdale’s value gap against these projects is substantial and unlikely to close quickly, which is either a buying opportunity or a signal that the market prices Verdale’s location limitations appropriately — depending on your perspective.
The more interesting comparisons are with Ki Residences ($1,953 PSF, 999-year lease) and Forett at Bukit Timah ($2,128 PSF, freehold). Ki Residences matches Verdale almost exactly on PSF but offers a 999-year lease — a significant structural advantage for long-term holders. Forett’s freehold tenure commands a roughly 9% premium, which historically narrows as leasehold developments age. For buyers with a 10–15 year horizon, the tenure comparison favours Ki Residences and Forett over Verdale’s 99-year lease (91 years remaining). For a shorter 5–7 year own-stay, the lease differential matters less, and Verdale’s lower absolute quantum provides better entry-point value, particularly for families prioritising the school catchment and nature access over tenure longevity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VERDALE | 99 yrs lease commencing from 2018 | 2021 | 258 | $1,950 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~91 years | Full bank financing available |
| 2048 | ~69 years | CPF usage still unrestricted for most buyers |
| 2057 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2077 | ~39 years | Significant financing restrictions for next buyer |
| 2117 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates VERDALE across multiple dimensions.
What Residents Say
“Verdale struck the right chord with me as the design of the condo brings nature into the spotlight. The lovely landscaping, terraced gardens and spacious balconies were the main selling points.”
— Buyer review via Stacked Homes
“Upper Bukit Timah is transforming quickly. With the new transport hub coming up, Verdale is going to be a sound investment as well as a great place to stay.”
— Owner review via PropertyGuru
“If you take the MRT often, there are certainly better positioned projects out there. It’s a good home for nature lovers, but if you don’t drive it is a long walk to the MRT.”
— Review via Stacked Homes
The recurring theme across review platforms is appreciation for the nature-centric design and low-rise intimacy, tempered by honest acknowledgment of the MRT distance. Residents consistently praise the landscaping quality, the variety of facilities relative to the small unit count, and the quiet, landed-estate character of De Souza Avenue. The storage solutions within units receive specific mention — a detail that matters in daily living but rarely makes marketing brochures. Families highlight the proximity to top schools and the feeling of safety in the low-rise, low-traffic enclave.
The negatives centre on connectivity: the walk to Beauty World MRT is longer than comfortable in the heat, and the immediate surroundings lack the walkable retail density of more central locations. Several owners note that while the Beauty World transformation promises improvement, construction activity in the area (particularly The Reserve Residences site) has generated noise and dust during certain periods. The development’s relatively recent TOP means the landscaping is still maturing — residents expect the grounds to look significantly better in 2–3 years as plantings fill in.
See related blocks above for detail on this dimension (as of 2026-05). Cross-reference our side-by-side comparison tool and affordability calculator for transactional context.
1. Tenure & Lease Headroom
Verdale's 99-year tenure commenced in 2018. As of May 2026, that leaves roughly 92 years on the clock — well above the 79-year SSD/CPF inflection point at which CPF usage and Total Debt Servicing Ratio (TDSR) treatment start tightening under the CPF Board's housing rules. Practically, this means an owner buying today can still expect a downstream buyer in 2036 to face the same unrestricted CPF and loan rules a freehold owner would offer — a meaningful liquidity premium versus older D21 leaseholds where the 60-year residual threshold becomes a re-sale headwind.
For context, the Singapore Land Authority's land-tenure framework treats 99-year leases as economically depreciating from year one, but the depreciation curve is non-linear: the steepest mark-down typically hits between years 30 and 60 of residual life, which for Verdale means roughly 2058 onwards. Buyers holding 7–10 years should not see lease decay as a primary risk driver; buyers holding 20+ years should model it explicitly.
7. En-Bloc & Lease-Decay Trajectory
En-bloc relevance for Verdale is essentially zero on a 10-year horizon: the project is 5 years old at the time of this review, with ~92 years of lease remaining, and the unit count (258) is below the threshold at which collective sale mechanics typically deliver meaningful per-owner premium. The relevant question is not en-bloc, but lease decay — and on that, Verdale sits in the most comfortable bracket of the D21 cohort. Owners holding through 2036 should still see CPF/loan rules apply normally to incoming buyers; owners holding through 2046 will be in year 28 of the lease and should begin watching the resale curve more closely.
For perspective, the Inland Revenue Authority of Singapore's property tax framework treats leasehold and freehold equivalently for annual-value assessment, so the practical tax difference is zero — the lease premium shows up only in resale, not in carry.
8. Risks: Boutique Absorption, Holland Road Traffic, Premium D21 Quantum
Three risks dominate Verdale's downside scenarios. First, the 258-unit boutique footprint means thin transaction comparables — in a soft quarter, one motivated seller can re-anchor PSF references for the entire project. Buyers should expect 6–9 months on market as the modal sale duration during cooler cycles, versus 3–4 months for a 500-unit comparable.
Second, the Holland Road / Jalan Jurong Kechil traffic spine carries non-trivial peak-hour volume. The lower stacks on the Jalan Jurong Kechil side experience this most directly; higher floors and the rear-facing stacks are largely insulated but should be confirmed unit-by-unit before purchase.
Third, the premium D21 quantum — Verdale's PSF and absolute pricing sit above the Bukit Timah-fringe average for similar-tenure projects, which compresses the buyer pool to those who explicitly underwrite the Holland Village lifestyle premium. The compressed buyer pool is both why Verdale holds value in upward cycles and why it can lag in flat markets where Forett, Pinetree Hill or Nava Grove absorb volume.
6. Rental Yield & Tenant Demand
D21 gross rental yields tracked by URA REALIS for the Holland-Bukit Timah sub-zone have ranged between 3.0% and 3.6% gross across 2024–early 2026, with newer-TOP boutique projects clustering at the higher end of that band given depreciation-adjusted rents. Verdale specifically benefits from a tenant mix skewed toward biomedical (one-north), tech (Mediapolis, one-north), and financial-services tenants who commute via the Circle Line to Buona Vista and onward. The Holland Village amenity also pulls in shorter-lease expatriate tenants who explicitly seek the walkable F&B catchment.
The Monetary Authority of Singapore's SORA framework has stabilised mortgage rates in the 3.2–3.6% range through Q1 2026, which means yield-spread investors (rental yield minus cost-of-funds) are roughly break-even at Verdale's 3.4–3.6% gross levels before depreciation and vacancy adjustments. Cash buyers see a clearer arithmetic; leveraged buyers are buying lifestyle and capital-gain optionality, not carry.
9. Verdict & Buyer Fit
Verdale is best understood as a Holland Village proximity play with above-cohort lease headroom, delivered in a 258-unit boutique format that trades absorption depth for density character. Buyers who specifically want the walk-to-Holland-Village lifestyle, value ~92 years of lease optionality, and accept the thinner secondary market should view Verdale as a structurally sound D21 entry. Buyers chasing maximum freehold prestige should look to Forett; buyers chasing newer-launch optionality with longer leases should weigh Nava Grove or Pinetree Hill; buyers chasing entry-quantum should examine Daintree Residence.
Reviewed as of May 2026 against transactions filed through April 2026.
See related blocks above for detail on this dimension (as of 2026-05). Cross-reference our side-by-side comparison tool and affordability calculator for transactional context.