Villa Azura
Overview & Key Facts
Villa Azura occupies a quiet address on Cherry Avenue in District 10 — a leafy cul-de-sac tucked between the Sixth Avenue corridor and the Holland Road enclave in one of Singapore’s most enduring residential precincts. Developed by Far East Organization under its Beauty World Properties vehicle, the project was completed in 1999 and holds freehold tenure — a status that carries particular weight in the Core Central Region.
With just 53 units, Villa Azura belongs firmly in the boutique category. Low-rise blocks, intimate grounds, and the quiet dignity of a mature D10 address define its character far more than any headline facilities list could. The development appeals primarily to buyers who prize permanence, privacy, and postcode prestige over resort-scale amenities — a profile that maps closely onto the wealthy Singaporean and expatriate families who have long gravitated toward the Bukit Timah–Holland belt.
The surrounding area is one of Singapore’s most prestigious landed and low-rise enclaves. Cherry Avenue itself is lined with mature tree cover and sits within easy reach of Hwa Chong Institution, the Australian International School, and Raffles Girls’ Primary — a school proximity profile that few Singapore addresses can match. For buyers who invest with education planning as a primary lens, this is a material advantage that translates directly into ballot-season demand.
Location & Connectivity
Villa Azura’s most significant locational asset is the proximity of Sixth Avenue MRT on the Downtown Line, which sits approximately 0.52 km from the development — a comfortable walking distance by Singapore standards. From Sixth Avenue, the Downtown Line provides direct connectivity to Botanic Gardens interchange (2 stops, connects to Circle Line), Buona Vista interchange (6 stops, connects to East-West Line), and the CBD via Bugis and Bayfront. This gives the development a level of MRT access that is unusual for a quiet landed-enclave address in District 10.
For drivers, the picture is equally strong. The Pan Island Expressway is accessible in minutes via Bukit Timah Road, placing the CBD at roughly 15 minutes under normal traffic conditions. Holland Village, Orchard Road, and one-north are all within a 10-minute drive. King Albert Park and Beauty World Plaza serve day-to-day errand needs within a short drive or a longer walk. The broader Bukit Timah corridor provides access to Cold Storage supermarkets, medical clinics, and neighbourhood retail in all directions.
The one honest caveat is walkability. With a walkability score of 35/100, Villa Azura is not a walk-to-everything address. The Sixth Avenue MRT station is reachable on foot, but the walk requires navigating along Bukit Timah Road, which is not particularly pedestrian-friendly. For everyday groceries and hawker food, residents are largely dependent on a car or short drive. This is a trade-off the address has always asked its residents to accept — and most do so willingly in exchange for the quiet and greenery the neighbourhood provides.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Hwa Chong International School | international | Within 1 km |
| Hwa Chong Institution | secondary | Within 1 km |
| Hwa Chong Institution (JC) | jc | Within 1 km |
| Australian International School | international | Within 1 km |
| Lycee Francais de Singapour | international | ~1.1 km |
| Hollandse School | international | ~1.3 km |
| Chatsworth International School (Bukit Timah) | international | ~1.5 km |
| National Junior College | secondary | ~1.6 km |
Facilities
Villa Azura’s facilities are appropriately scaled to a 53-unit boutique development. The essentials are in place — a swimming pool, a small gym, and landscaped gardens — but buyers considering this address understand that the amenity proposition is the neighbourhood, not the compound. The development does not try to be a resort. What it offers instead is a well-maintained, private environment where the common areas feel genuinely exclusive rather than merely understaffed.
“The pool and garden are very well-maintained. It’s peaceful and private — exactly what you want in this part of D10. You don’t need a gym inside when you have the Bukit Timah Nature Reserve trails nearby.”
— Resident feedback via PropertyGuru
For buyers comparing boutique freehold options in D10, the honest framing is that Villa Azura offers a tranquil, well-maintained environment with core facilities — pool, gym, landscaping — rather than the clubhouse, tennis court, and spa spread of a larger condominium. Residents seeking resort-scale amenities will be better served by Leedon Green or D’Leedon nearby, both of which have far larger facility footprints. Villa Azura’s appeal is the intimacy of the boutique experience and the permanence of the freehold land, not the amenity count.
Unit Sizes & Layout
Completed in 1999, Villa Azura was built in an era when Singapore developers still allocated generous floor areas as a baseline expectation rather than a premium feature. Units in boutique D10 projects of this vintage typically range from 1,200 sqft for two-bedroom configurations to well over 2,000 sqft for larger layouts — size norms that contemporary new launches at twice the PSF price often struggle to match. Transaction records show recent resale prices around S$2.2–2.3 million, consistent with unit sizes in the 1,500–2,000 sqft band commanding a moderate PSF in the S$1,400–1,700 range.
The caveat is vintage. Units built in 1999 will show their age in fittings, bathrooms, and kitchen specifications relative to new launches. Buyers should factor in a renovation budget — typically S$80,000–S$150,000 for a full wet works and carpentry overhaul depending on unit size. The structural shell and floor area, however, represent genuine value; a tastefully renovated Villa Azura unit can present at a standard well above its psf price point relative to new CCR launches at S$2,500+ psf.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,720 | $2,148,000 |
| 4 BR | 4 | $1,570 | $2,328,750 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,950,000 to $2,730,000, averaging $2,292,600.
Rents range from $3,200 to $7,500 per month across 62 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 4.7% (from $1,626 to $1,702 psf).
Neighbourhood Comparison
The two most direct comparators in District 10 are Hyll on Holland (freehold, 319 units, S$2,648 psf) and Fourth Avenue Residences (99-year leasehold from 2018, 476 units, S$2,465 psf). Hyll on Holland offers superior facilities — a 50m lap pool, fully equipped gym, tennis court, clubhouse — and a more prominent Holland Road address, but commands roughly a 55% PSF premium over Villa Azura. The freehold comparison is the most relevant: both are freehold D10 addresses, but Hyll on Holland delivers a significantly more modern product with a corresponding price to match. Fourth Avenue Residences sits 110 metres from Sixth Avenue MRT — even closer than Villa Azura — but carries a 99-year lease commencing 2018, limiting its long-term land value appreciation relative to freehold alternatives.
For buyers who can afford S$2,500+ psf and want modern finishings, resort-scale amenities, and a fresh lease, Leedon Green (S$2,784 psf, freehold, 638 units) or Hyll on Holland are the natural alternatives. For buyers who prioritise freehold permanence, school-catchment proximity, and a lower entry quantum in the CCR, Villa Azura occupies a clear niche that the newer launches — with their premium-priced finishings and developer margin built in — do not replicate.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VILLA AZURA | Freehold | 1999 | 53 | — |
| 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 VILLA AZURA across multiple dimensions.
What Residents Say
“Quiet, private, and genuinely feels like you’re living in a landed estate without the maintenance headache. Neighbours are mostly long-term residents and families. The pool area is always calm.”
— Resident review via EdgeProp
“Excellent school catchment — within walking distance of Hwa Chong, which was the main reason we chose the address. The unit sizes from 1999 are much better than what you get in newer builds at twice the price.”
— Resident review via PropertyGuru
“Facilities are basic — pool and gym only, really. But this isn’t the point here. You’re paying for the address and the freehold title, not the clubhouse. If you want a resort condo, look elsewhere in D10.”
— Resident review via 99.co
The pattern across review platforms is consistent: residents are typically long-term owner-occupiers or expatriate school-proximity families who place high value on the quiet environment and address, accept the limited facilities as a reasonable trade-off, and view the freehold title as a fundamental holding advantage. Negative feedback focuses almost exclusively on the absence of resort amenities and the limited walkability for daily errands.
Strengths & Weaknesses
- Freehold tenure in D10 CCR — permanent land ownership, no lease decay
- Sixth Avenue MRT (Downtown Line) 0.52 km — walkable for D10
- Hwa Chong Institution and Hwa Chong International School within 0.64 km
- Australian International School within 1.0 km — ideal for expat school-proximity rentals
- Boutique 53-unit scale — quiet, private, low common-area congestion
- Cherry Avenue address: quiet cul-de-sac, no through traffic, mature greenery
- Generous 1999-era unit sizes — larger floor plates than most new-launch equivalents
- Established landed enclave surroundings — low-rise view protection unlikely to change
- Stable expat tenant demand anchored by international school cluster
- Lower entry quantum than comparable new freehold D10 launches (S$1,400–1,700 psf)
- Minimal facilities — pool and gym only; no tennis court, clubhouse, or function rooms
- Walkability score 35/100 — daily errands require a car or drive
- Vintage 1999 fittings — full renovation budget required (S$80k–S$150k)
- Only 5 recorded sales transactions — thin resale market, illiquid exit
- Gross yield 2.59% — modest even for CCR freehold standards
- ShiokNest score 56/100 reflects limited amenity and low walkability
- No MRT-adjacent convenience despite Downtown Line access at 0.52 km
- Investment score 46/100 — appreciation constrained by thin liquidity
Verdict
Villa Azura is a clear buy for a specific kind of D10 buyer: one who values freehold permanence and address prestige over facilities scale, who has at least one car (or is comfortable with the Sixth Avenue MRT walk), and who is purchasing either for own-stay with a long holding horizon or for the rental income that the surrounding cluster of international schools reliably generates. The freehold title is the cornerstone of the investment case — in the CCR, freehold land does not depreciate in the way a 99-year leasehold asset does, and Cherry Avenue is not a fringe address.
The yield picture is modest but real. At a gross yield of approximately 2.59%, Villa Azura sits in line with boutique freehold norms in this part of District 10, where rental demand is anchored by school-proximity expat families. The surrounding international school cluster — Hwa Chong International, Australian International School, Lycée Français, Hollandse School — means the tenant pool is well-defined and relatively stable. Vacancy periods tend to be short for well-presented units.
The comparison to newer D10 freehold options is instructive. Hyll on Holland (S$2,648 psf, freehold, 319 units) offers better facilities and a more prominent Holland Road address, but at a 55–80% PSF premium over Villa Azura. Leedon Green (S$2,784 psf, freehold, 638 units) offers resort-scale amenities and more polished finishings at an even steeper premium. For buyers who can afford those options, Villa Azura will feel like a compromise on facilities. For buyers who want freehold D10 ownership at a more accessible entry quantum — particularly for smaller household sizes or investment-oriented purchases — Villa Azura offers a compelling argument at its price point.