Viva
Overview & Key Facts
VIVA is a 235-unit freehold condominium at 2–8 Suffolk Walk in District 11, developed by Thomson Peak Pte Ltd (a subsidiary of Allgreen Properties Limited, the Kuok Group’s Singapore real estate arm) and completed in 2012–2013. Designed by Design Link Architects, the development comprises three towers rising 30 storeys on a substantial 11,828 sqm (approximately 127,300 sqft) freehold site in the Newton–Novena residential enclave.
The address situates VIVA within one of Singapore’s most enduringly sought-after CCR precincts: Suffolk Walk sits just off Thomson Road, flanked by the Newton Food Centre corridor to the south and the Novena medical and retail belt to the north. The result is a development that enjoys the quiet of a private residential street while remaining within a short walk of two MRT stations, a major shopping centre, and the most concentrated medical cluster on the island.
With 235 units spread across three 30-storey towers, VIVA achieves a scale that supports a genuine lifestyle amenities deck — 50-metre lap pool, kids’ pool, activity pool, Jacuzzi, tennis and badminton courts, half basketball court, golf practice range, and a fully equipped clubhouse — while maintaining the sense of community that boutique-scale developments aspire to. At an average transaction price of approximately $3,519,345 ($2,501 PSF) and average rental of $8,160 per month, VIVA’s data profile firmly positions it as a premium CCR family address with strong institutional and expatriate tenant demand.
Allgreen’s Kuok Group parentage brings a consistent standard of construction quality and common-area maintenance that is evident across the portfolio — from Cairnhill Crest to Pavilion Park. VIVA continues that tradition: the building’s finishes, lobby, and landscaping reflect a developer committed to long-term quality rather than speculative cost-cutting. For buyers evaluating D11 freehold CCR condominiums, VIVA’s combination of address, permanence of title, and developer pedigree places it consistently at the upper tier of the Newton–Novena mid-rise market.
Location & Connectivity
VIVA occupies 2–8 Suffolk Walk, a quiet private road that connects Thomson Road to Newton Road at the northeastern edge of the Newton precinct. The address sits in a genuinely residential pocket: Suffolk Walk itself carries no through traffic, and the surrounding streets — Newton Road, Suffolk Road, Whitley Road — retain the low-density character of an established CCR neighbourhood rather than the arterial density of Novena Square’s immediate commercial frontage.
MRT access is provided by two nearby stations. Novena MRT (NS20) on the North South Line is approximately 537 metres away — a comfortable 6–8 minute walk along Thomson Road. Newton MRT (NS21/DT11), the dual-line interchange serving both the North South Line and the Downtown Line, is approximately 783 metres away — a 9–11 minute walk via Newton Road or Suffolk Road. Newton MRT’s Downtown Line access is the more strategically valuable asset: from Newton DT11, residents can reach Marina Bay in under 20 minutes and Changi Airport (via the DTL–EWL transfer) without a change at City Hall.
The lifestyle infrastructure at VIVA’s doorstep is exceptional. United Square on Thomson Road, the Newton Road shopping and enrichment hub anchored by child-focused retail and education tenants, is approximately 50 metres from the development entrance — effectively at the doorstep. Velocity @ Novena Square and Novena Square mall are a 6–8 minute walk north, alongside Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, and the specialist clinic cluster at Connexion. The Newton Food Centre, one of Singapore’s most celebrated hawker centres, is a 5-minute walk south — a genuine daily-life convenience and a cultural anchor of the neighbourhood.
The school catchment is a primary draw for family buyers. St Joseph’s Institution Junior is 260 metres from VIVA — effectively adjacent — making this one of the most compelling school-proximity propositions in D11. Anglo-Chinese School (Junior) on Barker Road is approximately 760 metres away. Farrer Park Primary School, St Michael’s Primary School, and the ACS International Singapore campus on Barker Road complete an unusually strong primary school cluster within the 1km radius. For expatriate families, the Overseas Family School campus and the broader Newton–Stevens international school corridor are accessible by a short drive or MRT ride.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| ACS (Junior) | primary | ~1.2 km |
| St. Joseph's Institution | secondary | ~1.3 km |
| Farrer Park Primary School | primary | ~1.4 km |
Facilities
VIVA’s facilities deck is one of the most complete in the Newton–Novena mid-rise segment, reflecting both the 11,828 sqm site scale and Allgreen’s commitment to delivering a genuine lifestyle product. The centrepiece is a 50-metre lap pool — a genuine competitive-swimming and fitness asset, not a decorative water feature — complemented by a separate kids’ pool, a lounge activity pool, and a Jacuzzi. The combination provides dedicated swimming environments for serious lap swimmers, children, and leisurely pool use simultaneously, without the usual competition for lanes that plagues single-pool developments.
The active sports offering is unusually comprehensive for a 235-unit development: a full tennis court, half basketball court, badminton hall, and a golf practice range. The badminton court in particular is a genuine differentiator — a facility that is common in HDB estate sports halls but rare in private condominiums at this price point. The golf practice range is an unusual inclusion that reflects the development’s original positioning toward the expatriate executive and HNW Singaporean segment. A fully equipped gymnasium, outdoor fitness stations, and landscaped pavilions complete the active amenities.
“The facilities here are truly exceptional — one of the best pools I have ever seen, with an extremely large area for hanging out. There are so many pools, the gym is well-equipped, and the environment is beautiful. You really feel the premium quality every day.”
— Resident review via SingaporeExpats
The social and family infrastructure is equally considered: a clubhouse function room with a children’s room and changing facilities, BBQ pavilions, and landscape pavilions across the site. The children’s room within the clubhouse — a dedicated space for younger residents rather than just an outdoor playground — is an amenity that resonates strongly with the expatriate family and young Singaporean family segments that form VIVA’s core tenant and owner demographic. Twenty-four-hour guarded security is standard throughout the development.
Unit Sizes & Layout
VIVA’s 235 units span a generous configuration range from 2-bedroom compact through to 5-bedroom penthouse — a mix that positions the development squarely as a family-grade CCR address rather than an investor-optimised compact-unit product. The unit breakdown covers six primary floor plan types: 2-bedroom at approximately 958 sqft, 2-bedroom + study at approximately 1,044 sqft, 3-bedroom at 1,324–1,345 sqft, 3-bedroom + study at 1,518–1,528 sqft, 4-bedroom at 1,841–2,713 sqft, 5-bedroom at 2,992–3,810 sqft, and 5-bedroom penthouse variants extending to 4,908–6,340 sqft. The average implied unit size from transaction data is approximately 1,407 sqft — substantially larger than the typical 2020s new-launch CCR unit at comparable PSF levels.
The three 30-storey towers deliver meaningful elevation variety. Lower floors benefit from the lush landscaped grounds and the development’s garden setting; upper floors from the 20th storey upward offer unobstructed views over the Newton–Novena roofscape toward Bukit Timah in the north and the Orchard corridor in the south. At 30 storeys, VIVA achieves a mid-rise profile that provides genuine view apartments on higher floors while avoiding the service-charge and wind-loading characteristics of supertall towers. Several residents have noted that lower floors at VIVA are surprisingly desirable: the mature landscaping, pool access, and quiet garden environment compensate for the reduced elevation in ways that lower-floor units at more compact developments cannot.
“Superb location, finishing and facilities. Lower floors surprisingly better!”
— Resident review via SingaporeExpats
Design Link Architects applied a consistent design language across the three towers: full-height glazing, generous balconies, and spatial efficiency that avoids the compressed layouts that characterise some D11 contemporaries. The 4-bedroom configurations at 1,841–2,713 sqft deliver bedroom and living dimensions that are genuinely functional for families — not show apartments with impractical proportions. The 5-bedroom and penthouse tiers at 2,992 sqft and above represent a landed-equivalent space experience within a managed condominium, at a price point that falls meaningfully below what an equivalent landed property in D11 would command.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 16 | $2,525 | $3,018,313 |
| 4 BR | 10 | $2,469 | $3,906,800 |
| 5 BR | 3 | $2,475 | $4,900,000 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $2,300,000 to $5,180,000, averaging $3,519,345 (~$2,793 psf).
Rents range from $4,000 to $23,500 per month across 368 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 22.6% (from $2,261 to $2,773 psf).
Neighbourhood Comparison
The most direct comparison for VIVA is Newton One on Whitley Road — a freehold D11 development with comparable MRT proximity and a similar mid-rise profile. Newton One transacts at approximately $2,200–$2,400 PSF, reflecting a modest discount to VIVA that is broadly attributable to the differences in unit scale, developer pedigree, and facilities quality. VIVA’s Allgreen brand premium and the 50-metre lap pool plus multi-sport courts are consistently priced above Newton One’s narrower amenity offering. Buyers choosing between the two should compare unit sizes carefully: VIVA’s 4-bedroom configurations at 1,841–2,713 sqft are materially larger than what Newton One offers at comparable PSF.
Lincoln Suites on Khiang Guan Avenue is freehold D11, completed 2014, 175 units by Centurion Corporation. It averages approximately $2,200–$2,400 PSF with a strong Orchard-adjacent location. Lincoln Suites’ proximity to the Orchard–Somerset commercial belt gives it a different lifestyle profile from VIVA — more urban, less residential-enclave. VIVA’s counter-argument is the school proximity (SJI Junior at 260m versus Lincoln Suites’ more distant school catchment), the 50m lap pool and multi-sport facilities, and the United Square “at the doorstep” convenience that Lincoln Suites cannot replicate. For families with school-going children, VIVA’s school catchment advantage is measurable and enduring.
Novena Regency and similar compact-scale Novena-corridor developments offer freehold D11 exposure at lower PSF levels (typically $1,900–$2,100 PSF), but at significantly reduced unit sizes, more limited facilities, and lower construction vintage. The PSF gap between these developments and VIVA fairly represents the compounded premium of size, Allgreen quality, facility breadth, and the Suffolk Walk residential quiet versus the Novena main-road corridor environment.
In the broader CCR new-launch market, VIVA at $2,501 PSF competes on value against new launches in Districts 9 and 10 that price at $2,800–$3,500 PSF for smaller unit configurations. For buyers who want freehold CCR ownership at a practical family scale and are willing to accept a 2012 vintage building in exchange for permanent title, significantly larger units, and a proven rental yield, VIVA’s value proposition versus new-launch CCR alternatives is genuine and defensible.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VIVA | Freehold | 2012 | 235 | $2,793 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates VIVA across multiple dimensions.
What Residents Say
“Good location in District 11. Easy access to MRT and public transport and major highways. Luxurious condo facilities. Love the swimming pool and gym. Just two MRT stops to Orchard.”
— Owner review via SingaporeExpats
“Very convenient location next to United Square. Five minutes to Novena MRT. Quiet and breezy environment. Excellent for families with young children.”
— Resident review via SingaporeExpats
“Superb location, finishing and facilities. Lower floors surprisingly better — the gardens and pool setting make them feel completely different from a typical lower-floor unit.”
— Owner comment via SingaporeExpats
“One of the best pool setups I have seen in Singapore — the 50m lap pool is genuinely impressive, and there are multiple pool areas so it never feels crowded. Warm community, well-managed building.”
— Resident review via 99.co
“We have been tenants here for three years. The unit is spacious, the building is well-maintained, and the location is superb for expat families — SJI Junior is literally a short walk, United Square is at the doorstep, and Novena MRT is an easy walk. Management is responsive and professional.”
— Tenant review via PropertyGuru
The aggregate rating on SingaporeExpats of 8.9/10 across seven reviews reflects consistent satisfaction with three themes that appear in every review: location convenience (United Square adjacency, dual MRT access), facilities quality (the 50m pool is singled out repeatedly), and the suitability for families with children (SJI Junior’s proximity is a structural advantage that most D11 condos cannot match). The tenant profile skews heavily toward expatriate professionals and Singaporean families in the medical, banking, and professional services sectors — demographics that value the Novena medical hub proximity and Orchard Road accessibility and who represent a stable, high-quality tenant base.
Strengths & Weaknesses
- Freehold title in prime D11 Newton–Novena — permanent CCR ownership with no lease decay or CPF restriction
- Dual MRT proximity: Novena NS20 ~537m (6-8 min walk) AND Newton NS21/DT11 ~783m (9-11 min walk)
- United Square at the doorstep (~50m) — daily retail, enrichment, dining convenience with no commute
- SJI Junior at 260m — among the strongest school-proximity propositions in all of D11 for primary education
- 50m lap pool + kids’ pool + activity pool + Jacuzzi — multi-pool setup rare among 235-unit developments
- Multi-sport facilities: tennis court, badminton hall, half basketball court, golf practice range in one development
- Allgreen/Kuok Group developer pedigree — consistent build quality, professional MCST management, long-term asset preservation
- Strong rental demand: $8,160/month average rent implies ~2.78% gross yield with deep expatriate and professional tenant pool
- Generous unit scale averaging ~1,407 sqft implied — 4BR from 1,841 sqft, 5BR from 2,992 sqft, penthouses to 6,340 sqft
- Novena medical hub (TTSH, Mount Elizabeth Novena, specialist clinics) within 10-minute walk — key tenant draw for medical professionals
- Newton Food Centre a 5-minute walk — one of Singapore’s most celebrated hawker destinations at the residential doorstep
- 2 MRT stops to Orchard Road — full Orchard lifestyle access without Orchard Road PSF and traffic
- 2012 vintage: kitchens, bathrooms, and fittings in original condition will need renovation budget for buyers seeking contemporary finishes
- $2,501 PSF average is premium CCR pricing — buyers seeking sub-$2,000 PSF freehold D11 exposure have limited options at this address quality
- 30-storey mid-rise lacks the landmark architectural presence and sky-garden features of Singapore’s newest super-premium CCR launches
- Suffolk Walk is quiet but not a GCB-enclave street — surrounding Novena commercial activity is within earshot of lower floors on the Thomson Road-facing aspect
- No direct connection to Orchard Road shopping belt; Orchard requires MRT or car (Novena NS20 → Orchard NS22: 2 stops)
- Three-tower layout means not all units are oriented away from the Novena commercial corridor; buyers should verify facing before committing
- Maintenance fees reflect a full-facility development: higher monthly charges than comparable single-amenity buildings (~$675/month reported)
- High asking prices reflect recent appreciation — entry cost is material for 4BR and above ($6.5M+ at current PSF for larger configurations)
Verdict
VIVA’s investment case is built on three structural pillars that together form one of the most coherent CCR freehold propositions in District 11: permanent title at $2,501 PSF, a dual-MRT-accessible location with two stations under 800 metres, and an Allgreen/Kuok Group construction pedigree that underpins long-term asset quality. At $3.52M average sale price against $8,160 monthly rental, the implied gross yield is approximately 2.78% — consistent with premium CCR family condominiums and above the typical D11 freehold range of 2.2–2.5% for comparable address levels.
The $2,501 PSF average positions VIVA within the mid-tier of the D11 freehold CCR market. Recent transactions (2025–2026) have ranged from $2,562 to $2,832 PSF, indicating that the base has firmed from the historical average and that buyer demand remains active. Against new-launch CCR condominiums at comparable or higher PSF levels, VIVA offers a completed, income-generating, tenanted asset with proven rental demand and no construction or delivery risk.
The tenant demand profile is unusually strong for a non-Orchard D11 address. The combination of United Square at the doorstep, SJI Junior at 260 metres, the Novena medical hub within walking distance, and dual MRT access creates a convergence of expatriate family, Singapore professional, and medical-industry tenant draws. Average rent of $8,160/month across all unit types reflects a tenant base that values the convenience premium highly — and, importantly, that renews reliably because the same locational advantages that attracted them persist year after year.
VIVA is the right answer for buyers who want freehold D11 CCR permanence, a dual-MRT Newton address, and a facilities deck and unit scale that the Newton–Novena mid-rise market cannot easily replicate — at a PSF level that remains below the headline prices of new-launch CCR towers further south.
The development’s principal limitation is the mid-rise scale: at 30 storeys across three towers, it lacks the sky-garden, infinity pool, and architectural spectacle of Singapore’s newest super-premium launches. For buyers whose priority is landmark architecture and show-stopping amenity decks, VIVA’s 2012 vintage and pragmatic design language will feel modest. But for buyers who weigh address permanence, freehold title, Allgreen build quality, school proximity, and proven rental demand over lifestyle theatre, VIVA consistently outperforms on the criteria that matter for long-hold CCR ownership.