CONDODistrict 19

LA DOLCE VITA

Name: LA DOLCE VITA
Address: SG

Details

Project: LA DOLCE VITA
TOP year: 2012
Tenure: Freehold
Total units: 41
Land size: 3,692 sqm (39,745 sqft)
Plot ratio: 1.4
Developer: LRG Development Pte Ltd
Gross rental yield: ~2.4% · ~$2.45M (est.) · blended across all unit types
Storeys: 5
Market segment: OCR
District: 19

Nearby Schools

Nearest primaryPAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)670 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for LA DOLCE VITA

Total units	41
Blocks	3
Size range	925–3,390 sqft

Bedrooms	Units	Share
1-bedroom	1	2%
2-bedroom	11	27%
3-bedroom	27	66%
4-bedroom	2	5%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~2.8%· low sample (2 sales)	~$2.14M	12

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

LA DOLCE VITA was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 26 of 41 units at LA DOLCE VITA. 92% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 62% have been held over 10 years.

92%

Free to sell now

24 of 26 tracked · past SSD

100%

Sitting on a gain

12 of 12 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 38 total recorded transactions.


Feb 2026	3BR	$2,008,000	1,237	$1,623
Dec 2025	3BR	$2,270,000	1,399	$1,623
Jun 2023	3BR	$1,768,000	1,291	$1,369
04-03-2021	3BR	$1,568,000	1,237	$1,268
26-11-2020	2BR	$1,150,000	1,119	$1,028
16-10-2020	3BR	$1,700,000	1,474	$1,153
06-10-2020	3BR	$1,718,888	1,453	$1,183
26-04-2018	3BR	$1,510,000	1,291	$1,170
23-02-2018	3BR	$1,868,000	2,303	$811
06-12-2017	3BR	$1,480,000	1,302	$1,137

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

23 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Gazania	205 m	Jun 2026	Resale	3BR	$2,138,000	850	$2,515
The Vue	89 m	May 2026	Resale	1BR	$678,000	430	$1,577
The Vue	89 m	Apr 2026	Resale	1BR	$625,000	419	$1,492
The Gazania	205 m	Mar 2026	Resale	4BR	$4,200,000	1,862	$2,256
The Gazania	205 m	Mar 2026	Resale	1BR	$860,000	462	$1,861
Bayou Residence	30 m	Feb 2026	Resale	3BR	$1,790,000	1,237	$1,447
The Vue	89 m	Jan 2026	Resale	1BR	$690,000	419	$1,647
Casa Rosa	89 m	Jan 2026	Resale	3BR	$1,620,000	1,173	$1,381
Kensington Square	258 m	Jan 2026	Resale	3BR	$1,360,000	796	$1,709
Kensington Square	258 m	Dec 2025	Resale	2BR	$1,150,000	731	$1,573
Kensington Square	258 m	Nov 2025	Resale	1BR	$728,888	430	$1,695
Fragrant Gardens	119 m	Aug 2025	Resale	2BR	$1,118,000	850	$1,315
Casa Rosa	89 m	Jul 2025	Resale	3BR	$1,555,000	1,173	$1,326
Bayou Residence	30 m	Jun 2025	Resale	3BR	$2,250,000	1,711	$1,315
Casa Rosa	89 m	Jun 2025	Resale	3BR	$1,370,000	1,130	$1,212
Fragrant Gardens	119 m	Jun 2025	Resale	2BR	$1,050,000	850	$1,235
Fragrant Gardens	119 m	Apr 2025	Resale	3BR	$1,860,000	1,248	$1,490
Bayou Residence	30 m	Mar 2025	Resale	3BR	$1,350,000	904	$1,493
Yikai Court	224 m	May 2023	Resale	—	$1,570,000	1,313	$1,196
The Lilium	76 m	Apr 2023	New Sale	4BR	$3,278,000	1,916	$1,711

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for LA DOLCE VITA

Beds

	01	02	03
05	#05-013,3904BR		#05-031,6462BR
04	#04-011,1192BR	#04-021,2062BR	#04-039252BR
03	#03-011,1412BR	#03-021,1632BR	#03-039262BR
02		#02-021,2272BR	#02-039252BR
01		#01-021,2272BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

3 realized resale exits at LA DOLCE VITA over the 5y window — 3 profitable, 0 at a loss, averaging 4.21%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
4BR	3	14y 9m	4.21%
Total	3	14y 9m	4.21%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of LA DOLCE VITA. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

LA DOLCE VITAhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=26 traced current owners, 100.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at LA DOLCE VITA, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

LA DOLCE VITA has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

55 within 1 km

Lowest

$826

psf

Average

$1,590

psf

Highest

$2,365

psf

This propertyNearby condo


30 m	Bayou Residence	FH	2008	$1,454
76 m	The Lilium	FH	2021	—
89 m	The Vue	FH	2013	$1,577
89 m	Casa Rosa	LH	2001	$1,207
119 m	Fragrant Gardens	FH	1991	$1,298
134 m	Rainbow Garden	FH	1986	—
205 m	The Gazania	FH	2023	$2,365
224 m	Yikai Court	FH	—	—
258 m	Kensington Square	FH	2016	$1,633
334 m	Crystal De Azure	FH	2006	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Paya Lebar Methodist Girls' School (Primary)≤ 1 km605 m
Cedar Primary School1–2 km1.26 km
Yangzheng Primary School1–2 km1.35 km
Xinghua Primary School1–2 km1.7 km
Zhonghua Primary School1–2 km1.96 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.