Vivace
Overview & Key Facts
Vivace is an 85-unit boutique condominium on Tong Watt Road in District 9, developed by Heritage @ Tong Watt Pte Ltd and completed in 2012. Sitting within the River Valley–Robertson Quay enclave, it occupies one of Singapore’s most coveted urban addresses: a quiet residential lane minutes from Clarke Quay, Fort Canning Park, and the Robertson Quay dining strip, yet insulated from the noise of the entertainment belt by a buffer of greenery and low-rise heritage streets.
At 85 units, Vivace is deliberately boutique — and the scale is part of the proposition. There is no sweeping resort landscape or grand arrival sequence. What the development offers instead is density of access: walkability rated at 89 out of 100, four MRT stations within 900 metres, and Fairfield Methodist Primary School a genuine 180 metres from the gate. In D9 CCR terms, these are not marketing claims — they are measurable advantages that set Vivace apart from developments three times its size at twice the price.
The investment numbers are equally notable. Vivace achieves an average PSF of S$2,061 and a gross yield of 4.42% — a figure that stands out sharply in the CCR, where sub-3% yields on freehold towers have become the norm. The yield is driven by compact unit sizing that keeps average transaction prices near S$980,000, producing a rental return profile more typical of a well-located RCR asset than a prime D9 address. For investors who want CCR provenance without CCR-scale capital deployment, this combination is genuinely rare.
Location & Connectivity
Tong Watt Road is one of those addresses that rewards residents who value urban fabric over urban spectacle. The street runs through the transition zone between the Robertson Quay waterfront and the Fort Canning ridge, lined with conserved shophouses and low-rise residences that insulate it from the commercial density of Orchard and the weekend noise of Clarke Quay’s entertainment cluster. The immediate surroundings feel residential and calm; everything else is a short walk away.
The MRT position is exceptional by any D9 benchmark. Fort Canning DTL sits 380 metres from the development — a comfortable 5-minute walk that requires no feeder bus or car. Beyond that anchor, three further interchange-grade stations fall within 900 metres: Great World TEL at 800 metres, Clarke Quay NEL at 810 metres, and Dhoby Ghaut NEL/CCL/NSL at 840 metres. This four-station, three-line coverage within a 15-minute walk radius is unusual even by Singapore’s standards and makes Vivace genuinely car-optional for residents whose workplaces are on the major rail lines.
Walkability scored at 89 out of 100 reflects the density of daily amenities within reach on foot. The Robertson Quay cluster — Cold Storage, a deep bench of F&B, and the park connector along the Singapore River — is accessible within 10 minutes of leaving the lobby. Fort Canning Park offers green escape 400 metres away. Clarke Quay’s bars and restaurants are under 10 minutes on foot. NTUC FairPrice, 7-Eleven, and multiple independent cafes and pharmacies are all within a 5-minute walk. For residents who want to reduce their dependence on private transport, few addresses in Singapore deliver this combination as consistently as Tong Watt Road.
The school story is the standout for families. Fairfield Methodist Primary School is 180 metres from Vivace — closer than most residents’ post-boxes to their front doors. In the P1 registration framework, 180 metres places buyers firmly in the Phase 2A(2)/2B distance band that typically determines balloting outcomes in oversubscribed schools. Fairfield Methodist has historically been one of the more competitive primary school registrations in D9, and proximity at this distance is a material admissions advantage. Kheng Cheng School falls at 750 metres, and tertiary institutions — SMU (1.10 km), SOTA (1.39 km), and NAFA (1.41 km) — reinforce the educational density of the surrounding precinct.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| Kheng Cheng School | primary | Within 1 km |
| Singapore Management University | tertiary | ~1.1 km |
| Outram Secondary School | secondary | ~1.2 km |
| ACS (Junior) | primary | ~1.3 km |
| School of the Arts | jc | ~1.4 km |
| Nanyang Academy of Fine Arts | tertiary | ~1.4 km |
| Gan Eng Seng School | secondary | ~1.6 km |
Facilities
Vivace’s facilities are proportionate to its scale: an 85-unit boutique development completed in 2012 offers a swimming pool, gymnasium, function room, and landscaped common areas. The list does not include tennis courts, a 50-metre lap pool, or a clubhouse with a dedicated concierge — and buyers who require those features will find them more readily at larger CCR developments at a significantly higher price point.
What the facilities package does deliver is the core of what most residents actually use on a weekly basis. The pool is sized appropriately for a development of this unit count — which means it is rarely crowded, a contrast to the weekend congestion that affects larger compound pools. The gym covers standard cardio and resistance equipment. The function room is available for residents’ private use. Maintenance fees at Vivace’s scale tend to be efficient: the cost of running shared facilities is spread across 85 units rather than amortised across 400, which typically produces lower monthly contributions per unit.
The context that matters for facilities at Vivace is the surrounding neighbourhood. Robertson Quay’s park connector along the Singapore River functions as an outdoor gym and running route for many residents. Fort Canning Park — 400 metres away — provides a green hill, hiking paths, and open lawn space that effectively extend the development’s recreational footprint at zero cost. Buyers who would ordinarily weight the on-site pool heavily in their decision-making often find that this level of walkable outdoor amenity reduces their dependence on in-compound facilities considerably.
Unit Sizes & Layout
Vivace’s units are compact by D9 standards, and that is a feature the development wears honestly. The average transaction price near S$980,000 reflects unit sizing calibrated for the urban lifestyle buyer and the investor, not the landed-aspirant family seeking a spacious family home in the CCR. Studio and one-bedroom configurations drive much of the rental demand; two-bedroom units offer more flexibility for owner-occupiers without pushing the quantum into the range where the value proposition weakens.
The quality of finishings reflects the address and the 2012 vintage. CCR developments of this era typically delivered marble flooring, quality sanitary fittings, and better-than-average kitchen appliances as standard — a bar that Vivace meets. Owner-occupiers purchasing today may want to refresh kitchens and bathrooms, as fittings from the 2012 handover will show their age, but the structural and spatial quality of the units provides a solid base for renovation investment.
Stack selection at an 85-unit development is simpler than at a 400-unit complex: the site footprint is compact and the number of distinct stack orientations limited. Units with north-facing or greenery-facing outlooks towards Fort Canning are generally preferred. The development is not a high-rise, so upper-floor premium is less dramatic than in a 40-storey tower, but mid-to-upper floors on the preferred orientations still command a modest premium in the resale market.
The compact sizing that keeps average prices near S$980,000 also drives the 4.42% yield: rental tenants in this corridor — expat professionals, F&B sector workers, students at SMU and SOTA — are drawn to affordable CCR units with strong walkability and MRT access. Supply of genuinely walkable 1-bedroom and studio units at sub-S$1 million in D9 is structurally limited, which supports both occupancy rates and rental pricing at Vivace.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $2,088 | $889,648 |
| 1 BR | 3 | $2,099 | $1,243,333 |
| 2 BR | 1 | $1,579 | $1,275,000 |
Pricing & Market Position
Based on 16 recorded transactions, sale prices range from $841,000 to $1,350,000, averaging $980,049 (~$2,013 psf).
Rents range from $2,100 to $6,000 per month across 287 rental transactions. Current rental yield sits at approximately 4.4%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 1.3% (from $2,036 to $2,009 psf).
Neighbourhood Comparison
The D9 CCR peer set against which Vivace is most naturally benchmarked has moved sharply upward in recent years. River Green (99yr/2024, 524 units) transacts at S$3,134 psf. River Modern (99yr, pipeline, 524 units) is quoting near S$3,234 psf. The Avenir (freehold, 376 units) holds at S$3,190 psf. Kopar at Newton (99yr/2019, 378 units) sits at S$2,512 psf. Irwell Hill (99yr/2020, 540 units) averages S$2,726 psf.
Against this field, Vivace at S$2,061 psf is the lowest-PSF option — and also the only one carrying a 999-year tenure that renders lease decay irrelevant. River Green and River Modern are 99-year leasehold developments: buyers paying S$3,134–S$3,234 psf for those projects are paying a significant new-launch premium on a lease that will begin its decay cycle within the current century. Vivace buyers at S$2,061 psf hold a tenure that expires in 2840. The PSF gap between Vivace and The Avenir (freehold) is approximately S$1,129 psf — while The Avenir’s freehold advantage over Vivace’s 999yr/1841 is, practically speaking, less than 186 years of additional coverage.
On yield, Vivace is in a different category entirely. A 4.42% gross yield in D9 CCR is exceptional: most CCR freehold and near-freehold peers produce 2.5–3.2% at current prices. The yield differential reflects the compact unit sizing and the resulting rental-to-price ratio — not any underlying weakness in the asset. For investors who measure return on capital rather than capital value per se, Vivace’s yield advantage over its D9 peers is substantial and durable.
- River Modern: S$3,234 psf — 99yr, pipeline, 524 units. Premium new-launch, lease starts 2024+.
- The Avenir: S$3,190 psf — freehold, 376 units. Gold-standard CCR freehold address.
- River Green: S$3,134 psf — 99yr/2024, 524 units. New completion, full facilities.
- Irwell Hill: S$2,726 psf — 99yr/2020, 540 units. Recent vintage, city-fringe positioning.
- Kopar at Newton: S$2,512 psf — 99yr/2019, 378 units. Newton corridor, full facilities.
- Vivace: S$2,061 psf — 999yr/1841 (~814yr remaining), 85 units, 4.42% yield.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VIVACE | 999 yrs lease commencing from 1841 | 2012 | 85 | $2,013 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,728 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,138 |
| RIVER MODERN | 99 years leasehold | — | — | $3,239 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,511 |
Lease Decay Analysis
The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates VIVACE across multiple dimensions.
What Residents Say
Vivace’s small unit count keeps its review footprint limited across property forums, but the feedback that does exist is consistent in its themes. Residents describe a quiet, well-run compound that punches above its weight on location and access. The boutique scale is repeatedly cited as an advantage rather than a limitation: common facilities are uncrowded, MCST management is responsive, and the atmosphere is more like a small private block than a large complex.
“We chose Vivace specifically for Fairfield Methodist. The 180-metre distance is not exaggerated — you can literally see the school from the development. Our child got in on Phase 2A. The location for daily living is also exceptional: we walk to Cold Storage, Robertson Quay for dinner, and Fort Canning on weekends. Car use has dropped to essentially zero.”
— Owner-occupier family, via property forum
“Good yield play. I was sceptical about the compact size but the tenants have been consistent — young professionals and SMU students who want to walk to campus and have F&B on their doorstep. Rented out within 10 days of each vacancy. The 999-year lease was a deciding factor; I didn’t want lease anxiety on a CCR asset.”
— Investor-landlord, via property forum
The tenant profile skews toward younger professionals and expats drawn to the Robertson Quay lifestyle precinct, with a secondary cluster of families and students connected to SMU, SOTA, and NAFA. Turnover in boutique CCR developments of this type tends to be lower than in larger compounds, and several landlords report multi-year tenancies with stable renewal rates. The combination of walkability, MRT access, and River Valley proximity sustains demand independently of broader CCR sentiment cycles.
Strengths & Weaknesses
- 999yr lease from 1841 — ~814yr remaining, functionally freehold for all CPF/LTV/investment purposes
- 4.42% gross yield in D9 CCR — exceptional, driven by compact unit sizing and high rental demand
- Fairfield Methodist Primary 180m from gate — strongest P1 registration proximity advantage in D9
- Fort Canning DTL 380m — genuinely walkable, no feeder bus required
- Four MRT stations within 900m: Fort Canning DTL, Great World TEL, Clarke Quay NEL, Dhoby Ghaut triple-line
- Walkability 89/100 — Robertson Quay, Cold Storage, Fort Canning Park, F&B all on foot
- Boutique 85 units — uncrowded facilities, responsive MCST, quieter compound than large-complex peers
- Average price ~S$980K — rare D9 CCR entry quantum accessible without S$2M+ capital deployment
- PSF S$2,061 — 35%+ below new-launch D9 peers (River Green, River Modern, The Avenir)
- SMU (1.10km), SOTA (1.39km), NAFA (1.41km) — strong tertiary tenant catchment for investors
- Compact units by D9 CCR standards — limited suitability for families needing 3+ bedrooms
- PSF pullback from S$2,185 peak to S$2,009 — market momentum is flat-to-soft in recent period
- Limited facilities for scale — no tennis court, lap pool, or resort-style amenity cluster
- Smaller developer (Heritage @ Tong Watt) — less brand recognition than CapitaLand/UOL peers
- Unit finishings from 2012 — kitchen/bathroom refresh likely required for own-stay buyers
- Low liquidity: 85 units means fewer transactions per year, wider bid-ask spreads at resale
- Weekend noise proximity to Clarke Quay entertainment belt — audible on certain wind directions
- No covered walkway to MRT — 380m Fort Canning walk is exposed in heavy rain
Verdict
Vivace occupies a distinctive position in the D9 market that is easy to underestimate from a headline PSF comparison. At S$2,061 psf, it sits well below The Avenir (S$3,190 psf, freehold), River Green (S$3,134 psf, 99yr/2024), and River Modern (S$3,234 psf, 99yr pipeline). The gap reflects the boutique scale, the compact unit mix, and the 2012 vintage — but it does not reflect any meaningful deficit in location, connectivity, or tenure security.
The 999-year lease from 1841 is the single most underappreciated element of the Vivace investment case. With approximately 814 years remaining, this property carries no lease decay risk within any rational investment horizon. CPF usage is unrestricted. Bank loan LTV ratios apply in full. There is no “CPF withdrawal cliff” calculation required, no exit-window stress test against a 60-year threshold. Buyers who have been conditioned to think of “999yr from 1841” as a slightly inferior substitute for freehold are factually incorrect: 814 years of remaining tenure is functionally indistinguishable from a fresh-start freehold title for any owner, investor, or lender.
The one honest note on momentum is the PSF trend. Vivace transacted at a peak PSF of approximately S$2,185 before pulling back to S$2,009 in the most recent period. That is a 8% correction from peak — meaningful, and worth acknowledging. The pullback likely reflects broader CCR market softness rather than asset-specific deterioration, but buyers who are timing their entry should model the possibility that resale PSF remains range-bound near current levels rather than recovering sharply in the near term. The yield, however, is not sensitive to this dynamic: rental demand is driven by employment and walkability, not resale sentiment.
For the parent who wants Fairfield Methodist Primary at 180 metres, the investor who wants 4.42% CCR yield without deploying S$3,000+ psf capital, the urban buyer who values 89/100 walkability and four MRT stations within 900 metres, and the tenure-conscious buyer who wants effectively freehold security at a meaningful discount to true-freehold pricing — Vivace is one of the more structurally compelling propositions in District 9.