District 10 · Bukit Timah · CCR
Victoria Park Villas
Victoria Park Grove · Semi-detached · 99 yrs lease commencing from 2013
Current PSF
$2,685
+18.9% vs district median
Gross yield
2.2%
median rent $14,500/mo
3-year gain
7.8%
Transactions · 5y
18
2 in last 12 months
Nearest MRT
Tan Kah Kee Mrt Station · 602.536m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Nanyang Primary School 536m · Phase 2C 1.5× balloted · Raffles Girls' Primary School 901m · Phase 2C 1.2× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Saint Margaret'S School (Secondary) · 811m
Food
Empress Road Blk 7 (Empress Road Market And Food Centre) · 757m
Green
Victoria Park Playground · 152m - 7 parks within 1km
Mall
Holland Road Shopping Centre · 1.6km
Health
Crawfurd Hospital (hospital) · 1.2km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$2,154
2022
$2,174
+0.9%
2023
$2,332
+7.3%
2024
$2,463
+5.6%
2025
$2,552
+3.6%
2026
$2,513
-1.5%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $6,380,000 | 2,539 | $2,513 | - |
| Dec 2025 | $6,150,000 | 2,153 | $2,857 | - |
| Feb 2025 | $6,250,000 | 2,615 | $2,390 | - |
| Feb 2025 | $5,800,000 | 2,368 | $2,449 | - |
| Jan 2025 | $5,750,000 | 2,288 | $2,513 | - |
| Aug 2024 | $5,250,000 | 2,297 | $2,286 | - |
| Jun 2024 | $6,000,000 | 2,273 | $2,639 | - |
| Nov 2023 | $6,500,000 | 2,869 | $2,266 | - |
| Sept 2023 | $6,150,000 | 2,842 | $2,164 | - |
| Jun 2023 | $5,800,000 | 2,352 | $2,466 | - |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Victoria Park Villas actually sell for - this project trades at 4.2× the nearest block’s PSF.