District 13 · Toa Payoh · RCR
The Venue Residences
Tai Thong Crescent · Apartment · 99 yrs lease commencing from 2012
Current PSF
$1,943
+4.6% vs district median
Gross yield
3.1%
median rent $4,300/mo
3-year gain
13.6%
Transactions · 5y
79
15 in last 12 months
Nearest MRT
Geylang Bahru Mrt Station · 876.463m
DTL
Future MRT
Serangoon North Mrt Station
CRL · 2030
Vs local HDB
+168% premium
HDB median $725 psf
Area income
$8,500/mo median
mixed zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
St Andrew'S Junior School 521m · Phase 2C 1.2× balloted · Shg Student Care (Bendemeer Primary School) 841m · Bendemeer Primary School 876m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
St Andrew'S School (Secondary) · 373m
Food
Geylang Bahru Blk 69 (Blk 69 Geylang Bahru Market And Food Centre) · 823m
Green
Siang Kuang Ave Interim Pk · 458m - 7 parks within 1km
Mall
The Woodleigh Mall · 1.1km
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 1.1km
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,823 psf - 3% below units on floors 1–5 ($1,882 psf).
Price trend average PSF by year
2021
$1,506
2022
$1,627
+8%
2023
$1,728
+6.2%
2024
$1,859
+7.6%
2025
$1,902
+2.3%
2026
$1,963
+3.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,200/mo | $5.82 | 3.6% | 52 |
| 2BR | $4,100/mo | $4.82 | 3.0% | 90 |
| 3BR | $5,300/mo | $4.61 | 2.8% | 26 |
| 4BR | $7,000/mo | $3.41 | 2.1% | 10 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,580,000 | 1,130 | $2,283 | 11-15 |
| May 2026 | $2,300,000 | 1,130 | $2,035 | 06-10 |
| Apr 2026 | $1,525,000 | 850 | $1,793 | 06-10 |
| Apr 2026 | $1,525,000 | 840 | $1,816 | 11-15 |
| Mar 2026 | $2,300,000 | 1,130 | $2,035 | 06-10 |
| Mar 2026 | $1,668,000 | 850 | $1,962 | 01-05 |
| Mar 2026 | $890,000 | 495 | $1,797 | 01-05 |
| Jan 2026 | $2,250,000 | 1,130 | $1,991 | 01-05 |
| Jan 2026 | $1,638,000 | 840 | $1,951 | 01-05 |
| Dec 2025 | $3,300,000 | 1,948 | $1,694 | 16-20 |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around The Venue Residences actually sell for - this project trades at 2.1× the nearest block’s PSF.