Viva Vista
Overview & Key Facts
Viva Vista is a 144-unit freehold condominium at 3 South Buona Vista Road in District 5, completed in 2015 and developed by Hume Homes Pte Ltd (an Oxley Holdings affiliate). The development occupies a compact five-storey block on a freehold site in the Queenstown–Buona Vista precinct, positioned at the junction of the Southern Ridges residential belt and Singapore’s most concentrated knowledge-economy employment corridor: the one-north biomedical and technology hub, National University of Singapore (NUS), the National University Hospital (NUH), Science Park I and II, and Mapletree Business City are all within a five-minute drive or a single MRT stop.
The unit mix is strongly compact: 103 one-bedroom units (30–45 sqm, approximately 323–484 sqft), three one-bedroom-plus-study units (43 sqm), eight two-bedroom units (39–52 sqm, approximately 420–560 sqft), 24 one-bedroom-plus-study penthouses (59–100 sqm), four two-bedroom penthouses (72–91 sqm), and two two-bedroom-plus-study penthouses (59–82 sqm). With 72% of the total inventory in the one-bedroom category and average pricing of approximately $746,684 (S$1,673 PSF), Viva Vista is unambiguously an investor-grade product — a compact, high-yield, freehold asset in a demand-dense employment precinct.
The development’s rental yield has been consistently reported at approximately 4.9–5.4%, placing it among the highest-yielding freehold condominiums in the greater Queenstown–Buona Vista corridor. At an average monthly rent of approximately $2,764 against an average sale price of $746,684, the implied gross yield is approximately 4.44%–4.99% depending on the period measured — a level that is exceptional for a freehold Singapore condominium and reflects the structural tension between compact unit sizes (which compress absolute capital values) and the precinct’s high rental demand from NUS researchers, one-north professionals, and expat tenants employed across the Buona Vista knowledge cluster.
Freehold tenure at sub-$750K average absolute prices with 5%-range gross yield is a rare combination in Singapore’s post-2015 private residential market. Viva Vista’s core proposition is straightforward: a permanently-owned Singapore asset in the NUS–one-north employment belt, sized for a professional single or couple, priced within reach of individual investors, and generating rental income at yields that beat the typical CCR landlord by 180–200 basis points.
Location & Connectivity
Viva Vista sits at 3 South Buona Vista Road — a secondary residential road running parallel to the Ayer Rajah–Buona Vista corridor, tucked between the Kent Ridge ridgeline to the north and the West Coast Highway to the south. The address places residents precisely between two of Singapore’s most significant employment and academic anchors: the NUS–NUH campus complex to the north-east, and the Mapletree Business City–Science Park I–II cluster to the east.
MRT access is provided by Haw Par Villa MRT (CC25) on the Circle Line, approximately 500–600 metres from the development — a 6–8 minute walk along South Buona Vista Road. From Haw Par Villa, the Circle Line connects westward to Pasir Panjang (CC26) and eastward to Kent Ridge (CC24) and Buona Vista (CC22/EW21), the dual-line interchange with the East-West Line. Buona Vista is two stops from Haw Par Villa and provides direct EWL access to the CBD (Raffles Place, City Hall) in approximately 25 minutes, and to Jurong and Changi in the westward and eastward directions respectively.
For residents employed at one-north, the MRT access is particularly efficient: one-north MRT (CC23) is one stop from Haw Par Villa on the Circle Line — a three-minute train ride from the development’s nearest station to the heart of Biopolis, Fusionopolis, and the Mediapolis campuses. For NUS staff and students, the Kent Ridge MRT (CC24) provides access via the NUS internal shuttle bus system, and the university’s Kent Ridge campus is also accessible by a short taxi or private hire ride from the development.
Daily retail and dining are well-served for the address. The Clementi Mall and Clementi food centres are approximately 10 minutes by bus or 15 minutes by MRT. Rochester Mall and Star Vista at Buona Vista are approximately 5–8 minutes by bus or MRT. The Ghim Moh wet market and hawker centre is a 5-minute drive and provides Singapore’s most affordable daily dining within easy reach. The West Coast Park — a waterfront linear park with cycling paths, BBQ pits, and the Adventure Playground — is a 5-minute drive south. For healthcare, NUH is approximately 10 minutes by bus and represents a major employer catchment as well as a premium medical facility.
The Southern Ridges walking trail — connecting Labrador Nature Reserve, Mount Faber Park, Telok Blangah Hill, and Kent Ridge Park via the Henderson Waves bridge — is accessible within 10–15 minutes by bus from the development. This green connectivity is a genuine lifestyle asset that is easy to overlook in yield-focused conversations about the precinct but contributes materially to tenant retention for outdoor-oriented professionals.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.4 km |
Facilities
Viva Vista is a 144-unit boutique condominium in a five-storey block — at this scale, the facilities deck is purposefully lean rather than resort-grade. The development provides a swimming pool, gymnasium, Jacuzzi, BBQ pit, and 24-hour security with parking. The scope is consistent with a compact investor-grade product where the facilities budget has been directed at site value and freehold title rather than lifestyle amenity showpieces.
The pool and gymnasium are the primary active facilities. With only 144 units, neither is subject to the queuing pressures that afflict larger developments — a practical advantage for working professionals who use fitness facilities at irregular hours. The BBQ pit provides a communal outdoor space; at this unit count, it remains usable without prior booking coordination. Security is 24-hour guarded access, appropriate for the development’s tenant profile of single professionals and couples employed at one-north and NUS.
“The condo is quiet with easy access to nearby dining, a well-equipped gym and swimming pool. Management and security guards are very helpful.”
— Resident review via PropertyGuru
The facilities deck at Viva Vista is best understood in the context of what the development is: an investor-grade compact asset where gross yield, freehold tenure, and employment-precinct location are the primary value drivers. Tenants targeting this development — NUS researchers, one-north knowledge workers, and international professionals on Employment Passes — are typically not selecting it for swimming pool quality or rooftop sky decks. They are selecting it for a clean, well-managed, well-located compact unit that is accessible to their workplace by a single MRT stop.
Unit Sizes & Layout
Viva Vista’s 144 units are overwhelmingly compact. The dominant type is the one-bedroom (103 units, 71% of inventory) at approximately 30–45 sqm (323–484 sqft), with three one-bedroom-plus-study units at 43 sqm. The two-bedroom band covers eight standard units (39–52 sqm, approximately 420–560 sqft). Penthouses on the fifth floor provide the largest configurations: 24 one-bedroom-plus-study penthouses at 59–100 sqm (635–1,076 sqft), four two-bedroom penthouses at 72–91 sqm (775–980 sqft), and two two-bedroom-plus-study penthouses at 59–82 sqm (635–883 sqft).
The overall average unit size of approximately 446 sqft across the development confirms the compact-professional orientation. These are not family units: the bedroom-to-area ratio is tuned for single occupants or couples, and the average absolute price of approximately $746,684 reflects a capital entry point that is unusually accessible for a freehold Singapore address within the NUS–one-north employment belt.
The penthouse tier at the fifth level offers the most genuinely liveable configurations. The one-bedroom-plus-study penthouses at 59–100 sqm (24 units) provide working-from-home flexibility that the standard stack units cannot match, and at sizes up to 1,076 sqft, they deliver a full home-office setup within a compact footprint. The two-bedroom penthouses and two-bedroom-plus-study penthouses cover the small-family and couple-with-home-office use case respectively.
Finishings are to a standard 2015 specification: tiled flooring, laminate kitchen surfaces, standard bathroom sanitary fittings, and split-system air-conditioning. Units sold in original condition will benefit from a refresh of kitchen surfaces and bathrooms to maintain competitiveness in the rental market. For investor-grade compact units in an employment precinct, full renovation is neither typical nor necessary — functional freshness rather than premium specification is what the tenant profile requires.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 30 | $1,747 | $669,633 |
| 1 BR | 1 | $1,415 | $990,000 |
| 2 BR | 7 | $1,394 | $1,042,143 |
Pricing & Market Position
Based on 38 recorded transactions, sale prices range from $580,000 to $1,150,000, averaging $746,684 (~$1,645 psf).
Rents range from $1,388 to $5,000 per month across 510 rental transactions. Current rental yield sits at approximately 5.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 6.9% (from $1,590 to $1,700 psf).
Neighbourhood Comparison
The most directly comparable development is One-North Eden on Slim Barracks Rise (165 units, 99-year leasehold from 2019, D5, Hong Leong–Mitsui Fudosan, completed 2023). One-North Eden is newer, higher-specification, and built at PSF levels in the S$2,354–S$3,114 range — a significant premium over Viva Vista’s S$1,673 PSF average. However, One-North Eden is leasehold, which means the lease clock runs from 2019. For investors with a 15–20 year hold horizon, the leasehold structure introduces the same CPF-restriction risk that currently burdens mid-tenure developments elsewhere in Singapore. Viva Vista’s freehold permanence — at 46% lower PSF — is a structural advantage on a long-hold basis that the newer development cannot match.
Within the freehold D5 segment, The Infiniti on West Coast Crescent and similar developments along the West Coast corridor offer larger units (2BR and 3BR configurations) at comparable or higher PSF. For investor-landlords targeting the family and mid-size professional rental market, these developments provide higher absolute rents and greater rental flexibility — but at the cost of higher capital entry thresholds ($1.2M–$1.8M for a 2BR freehold in the corridor) that eliminate the individual-investor accessibility that is Viva Vista’s competitive advantage.
For buyers specifically optimising for yield-per-dollar-deployed in a freehold asset, the relevant comparison is also the HDB resale market in Clementi and Buona Vista: 4-room and 5-room HDB flats in the Clementi-West corridor trade at $650K–$900K and yield 3.0–3.5% at current rents. Viva Vista’s freehold private residential status commands a structural premium, but the yield differential — approximately 150–200 basis points above comparable HDB investment returns — is the clearest statement of value for investors weighing their options at the $700K–$800K capital allocation level.
The broader District 5 freehold landscape includes developments further west along West Coast Road and the Clementi belt, but these generally command premiums for larger unit sizes and more established estate environments. Viva Vista’s positioning — closest freehold option to Haw Par Villa MRT among sub-$800K average-value developments — is difficult to replicate in the corridor at this price and tenure combination.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VIVA VISTA | Freehold | 2015 | 144 | $1,645 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
ShiokNest Scores
Our proprietary scoring system evaluates VIVA VISTA across multiple dimensions.
What Residents Say
“Excellent location near to NUS, NUH, Science Hub and Mapletree Business City. Conveniently located near two MRT stations. Very accessible.”
— Resident review via PropertyGuru
“The condo is quiet with easy access to nearby dining and a well-equipped gym and pool. Management and security are very helpful. Good for professionals working at one-north or NUS.”
— Owner review via PropertyGuru
“Great investment condo. Rental demand is strong from NUS and one-north professionals. Units are compact but well-maintained. Freehold title gives peace of mind for long-term hold.”
— Investor review via 99.co
“Road noise from South Buona Vista Road can be an issue, especially on weekends. Choose upper-floor or rear-facing units if possible. Otherwise a very convenient and well-run development.”
— Resident comment via EdgeProp
The resident and tenant feedback pattern at Viva Vista is consistent with its investor-grade profile: strong satisfaction with location and precinct access, appreciation for the boutique scale and the quiet management environment, and a specific flag on road-facing noise that is unit-specific rather than development-wide. The tenant profile is overwhelmingly professional singles and couples — NUS researchers, Biopolis and Fusionopolis workers, and international professionals on Employment Passes — who value transit access over space and select Viva Vista for its proximity to their employer. Vacancy periods are typically short: the one-north–NUS–NUH employment cluster generates sustained rental demand year-round, including from researchers and contract professionals on short-term postings who specifically target proximity to their institution.
Strengths & Weaknesses
- Freehold tenure — permanently owned land title, no lease decay, no future CPF restriction risk for resale buyers
- Top-decile rental yield of ~4.99% (reported) — among the highest of any freehold condo in the Buona Vista–West Coast corridor
- one-north MRT (CC23) one stop away — 3-minute train ride to Biopolis, Fusionopolis, Mediapolis employment cluster
- Haw Par Villa MRT (CC25) walkable (~6–8 min) — Circle Line connects to Buona Vista EWL/CCL interchange in 2 stops
- NUS, NUH, Science Park I&II, and Mapletree Business City all within 5–10 minutes — dense recurring tenant demand
- Compact unit sizes compress absolute capital entry to ~$746K average — freehold D5 at individual-investor price points
- Boutique 144-unit scale — pool, gym, and Jacuzzi are genuinely uncrowded; management is responsive and accessible
- Oxley Holdings developer background — reliable 2015 construction vintage for a purpose-built rental-oriented product
- Penthouse tier (30 units) provides larger configurations up to 1,076 sqft at freehold D5 pricing
- Proximity to Southern Ridges trail, West Coast Park, and Ghim Moh hawker centre — lifestyle assets for professional tenants
- Road-facing units on lower floors experience car noise from South Buona Vista Road, especially on weekend nights
- Compact average unit size (~446 sqft) limits tenant pool to singles and couples — families are largely excluded
- No family-grade units in the primary inventory (72% one-bedroom) — reducing upgrade potential for family-formation tenants
- Limited retail directly at the doorstep — nearest malls (Star Vista, Rochester Mall) require a 5–8 minute bus or MRT ride
- Facilities deck is minimal by new-launch standards — no sky terrace, lap pool, or lifestyle amenity hub
- Capital appreciation pace is slower than larger-unit freehold D5 developments — compact units lag mid-size PSF growth
- 2015 construction vintage — kitchens and bathrooms may need refresh after 10+ years to maintain rental competitiveness
- No direct EWL access on foot — requires 2-stop Circle Line ride to Buona Vista for EWL connectivity
Verdict
Viva Vista’s investment case is among the most structurally legible in the Singapore compact-freehold segment: a high-yield, permanently-owned, employment-precinct asset with a well-defined and recurring tenant pool. The gross yield in the 4.9–5.4% range — consistently cited as among the highest in the Buona Vista–West Coast corridor — is the primary investment driver, and the structural basis for that yield is durable: the one-north–NUS–NUH–Science Park employment cluster is Singapore’s most policy-protected economic zone, drawing Employment Pass holders and researchers who cannot or choose not to access public housing, and who specifically seek proximity to their workplace.
The freehold title is the critical quality differentiator. At comparable yield levels, leasehold alternatives are available in the precinct (notably One-North Eden on Slim Barracks Rise, a 99-year leasehold development at significantly higher PSF), but they carry the structural risk of lease decay and the eventual CPF-usage restriction that will progressively narrow their resale pool. Viva Vista’s freehold status means no lease clock is running, CPF can be used by future buyers, and the land-value floor is permanent — advantages that compound over a 10-year or longer hold horizon.
The counter-considerations are genuine. The compact unit sizes — averaging approximately 446 sqft — limit the tenant pool to singles and couples; families are effectively excluded by the space, which means the tenant pool, though dense, is not the full rental market. South Buona Vista Road also has a car-noise issue flagged in resident reviews: the road carries traffic, and some units will experience road noise particularly on weekend nights when late-night motorsport activity has been noted in the area. Investors should view upper-floor or rear-facing units preferentially.
Viva Vista is the right answer for individual investors seeking freehold Singapore residential exposure at sub-$750K, in Singapore’s most defensible employment-precinct rental catchment, with gross yield in the top decile of the D5 freehold market — and who are comfortable managing the compact-unit tenant profile and the associated road-noise exposure on lower floors.
Capital appreciation at Viva Vista is slower than larger-unit freehold developments: PSF growth on compact units in employment precincts tends to lag the aspirational family-grade D5 freehold market. The development’s competitive advantage lies in total return (yield plus appreciation) rather than capital appreciation alone — an investor who holds for 7–10 years, maintains rental continuity, and benefits from freehold permanence is in the strongest position. Short-hold flippers will find the PSF spread between compact and mid-size units in the corridor works against them at resale.