Verdale

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

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.

Pricing & Market Position

Across 219 recorded transactions (all-time), sale prices range from $826,800 to $3,398,100, averaging $1,581,048.

Over the last 12 months, transactions averaged $1,931 psf.

Rents range from $2,800 to $8,800 per month across 132 rental transactions. Current rental yield sits at approximately 3.3%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at VERDALE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 9.3% (from $1,781 to $1,946 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.

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.

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.

Strengths & Weaknesses

Verdict

Verdale occupies an interesting position in the District 21 landscape: a boutique, nature-themed development priced meaningfully below the new-launch competition. At an average PSF of $1,947, it sits well under The Reserve Residences ($2,494 PSF), Nava Grove ($2,487 PSF), and Pinetree Hill ($2,485 PSF) — a 20–22% discount that reflects both the MRT distance penalty and the fact that Verdale lacks direct integration with the upcoming transport hub. Against 999-year Ki Residences ($1,953 PSF) and freehold Forett at Bukit Timah ($2,128 PSF), Verdale’s 99-year lease from 2018 is the clear disadvantage, though the absolute quantum remains more accessible.

The honest weaknesses deserve direct acknowledgment. The walkability score of 37/100 means daily errands beyond the immediate vicinity require a car or bus — this is not a walk-everywhere neighbourhood. The PSF trend over recent years ($1,781 → $1,841 → $2,016 → $1,941 → $1,961) shows a plateau after the initial post-TOP bump, suggesting the market has largely priced in the current state of the Beauty World corridor. The investment score of 50/100 reflects moderate fundamentals: decent but not exceptional rental yield at 3.33%, limited capital appreciation momentum, and an en-bloc probability score of just 29/100 given the young lease and fragmented block layout. For investors expecting rapid appreciation, the data does not support that thesis today.

Where Verdale genuinely excels is as an owner-occupier proposition for a specific buyer profile: car-owning families drawn to the Bukit Timah address, the nature corridor, the education belt, and the low-rise boutique lifestyle. The 258-unit intimacy, the 50-metre pool, the rooftop Sky Gardens, and the Forest Bathing Pods create a residential character that the 700-unit mega-developments simply cannot match. The Beauty World transformation — the integrated transport hub, the Bukit Timah Community Building, and the future Cross Island Line — provides structural upside over the next 5–10 years, though much of this is already reflected in surrounding new-launch pricing. At current levels, Verdale offers genuine value for buyers who want District 21 living without the $2,400–2,500 PSF entry point of its newer neighbours — provided they can live with the walkability trade-off.