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THE VENUE RESIDENCES

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THE VENUE RESIDENCES

Details

Project: THE VENUE RESIDENCES
TOP year: 2017
Tenure: 99-year leasehold
Lease start: 2012
Land size: 8,200 sqm (88,268 sqft)
Plot ratio: 3.5
Developer: Coming soon
Gross rental yield: ~3.5% · ~$1.54M (est.)
Storeys: 17
Market segment: RCR
Total units: 266
Blocks: 5
District: 13

Transactions

Showing 10 of 361

Beds

Period

Size–sqft


Aug 2026		4BR	$2,608,888	1,238	$2,107
Jul 2026		3BR	$2,500,000	1,130	$2,212
Jul 2026		2BR	$1,530,000	840	$1,821
Jun 2026		3BR	$2,580,000	1,130	$2,283
May 2026		3BR	$2,300,000	1,130	$2,035
Apr 2026		2BR	$1,525,000	840	$1,815
Apr 2026		2BR	$1,525,000	850	$1,794
Mar 2026		3BR	$2,300,000	1,130	$2,035
Mar 2026		1BR	$890,000	495	$1,798
Mar 2026		2BR	$1,668,000	850	$1,962

Price Action

Rising+4.3%Last 12 months$1,971 psf

Beds

PSF (S$)26 sales · Sep 2024 to Aug 2026

typical range, $1,804 to $2,01812 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of THE VENUE RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	24	9%	495-753 sqft	S$3,200/mo*	~4.3%· low sample (1 sale)	13
2BR	121	45%	840-1,270 sqft	S$4,300/mo	~3.4%	32
3BR	88	33%	1,130-1,948 sqft	S$5,600/mo	~2.9%	9
4BR	33	12%	1,238-2,142 sqft	S$7,000/mo*	~3.3%· low sample (2 leases, 2 sales)	2

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Sennett Residence	197 m	Aug 2026		Resale	5BR+	$4,280,888	3,391	$1,262
Sennett Residence	197 m	Aug 2026		Resale	2BR	$1,700,000	829	$2,051
One Leicester	199 m	Aug 2026		Resale	3BR	$2,380,000	1,152	$2,066
The Poiz Residences	275 m	Aug 2026		Resale	3BR	$1,870,000	840	$2,226
One Leicester	199 m	Jul 2026		Resale	3BR	$2,450,000	1,249	$1,962
The Poiz Residences	275 m	Jul 2026		Resale	2BR	$1,710,000	754	$2,268
The Poiz Residences	275 m	Jul 2026		Resale	1BR	$1,150,000	538	$2,138
Sant Ritz	92 m	Jun 2026		Resale	3BR	$2,080,000	1,055	$1,972
Woodsville 28	154 m	Jun 2026		Resale	2BR	$1,515,000	883	$1,716
Myra	262 m	Jun 2026		Resale	2BR	$1,708,000	732	$2,333
Myra	262 m	Jun 2026		Resale	4BR	$3,250,888	1,324	$2,455
18 Woodsville	126 m	May 2026		Resale	1BR	$895,000	495	$1,808
Woodsville 28	154 m	May 2026		Resale	3BR	$2,120,000	1,195	$1,774
One Leicester	199 m	May 2026		Resale	3BR	$2,420,000	1,206	$2,007
18 Woodsville	126 m	Apr 2026		Resale	1BR	$890,000	495	$1,798
Sennett Residence	197 m	Apr 2026	—	Resale	2BR	$2,288,888	1,346	$1,701
Parc Aston	215 m	Apr 2026		Resale	3BR	$2,000,000	1,162	$1,721
Ridge Court	270 m	Mar 2026		Resale	3BR	$2,065,000	1,173	$1,760
Sant Ritz	92 m	Jan 2026		Resale	2BR	$1,200,000	689	$1,742
Sant Ritz	92 m	Jan 2026		Resale	1BR	$950,000	527	$1,803

Nearby Condos

En-Bloc

Very low likelihood

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

THE VENUE RESIDENCES 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.

Profit & Loss

78 realized resale exits at THE VENUE RESIDENCES.78 profitable, 0 at a loss.Median 2.64%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	5	8y 9m	$1,466	$1,636	S$88,250	1.30%
2BR	1	9y 10m	$1,333	$1,597	S$181,250	1.84%
3BR	36	8y 6m	$1,438	$1,786	S$301,960	2.50%
4BR	35	8y 7m	$1,412	$1,810	S$499,250	2.83%
5BR+	1	8y 6m	$1,206	$1,694	S$950,000	4.05%
Total	78	8y 6m	$1,434	$1,778	S$305,420	2.64%

Loss Distribution

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

Exit Risk

If you bought at THE VENUE RESIDENCES today: ~$1,971 psf.Resale median, last 12 months, 18 sales.

Where current owners entered (psf)

today ~$1,971

$1,248 p5median $1,435p95 $1,905

Your entry price$1,970 psf

96.8%

≈ top quartile for this project

of current owners entered below $1,971 psf — they could sell below your entry and still profit.

88.0%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

64 within 1 km

This property

$1,931

psf · 26 sales

Lowest

$1,186

psf

Average

$1,679

psf

Highest

$2,627

psf

The Venue Residences sits 15% above the nearby average for the last 2 years of sales.


—	The Venue ResidencesThis property	LH	2017	$1,931
92 m	Sant Ritz	LH	2016	$1,803
110 m	Woodsville Mansions	FH	—	—
126 m	18 Woodsville	FH	2015	$1,798
154 m	Woodsville 28	LH	2011	$1,742
197 m	Sennett Residence	LH	2016	$1,871
199 m	One Leicester	FH	2008	$1,952
215 m	Parc Aston	FH	2011	$1,721
243 m	Opal Suites	FH	2012	$1,566
245 m	Leicester Court	FH	1980	—
245 m	Intero	FH	2008	$1,877

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
St Andrew'S School (Junior)Phase 2C · 104 applied · 84 places	445 m	≤ 1 km	Balloted · ≤ 1 km	104	84
Your band is exactly the cut — priority, but contested.
Bendemeer Primary SchoolPhase 2C · 27 applied · 133 places	795 m	≤ 1 km	No ballot	27	133
Cedar Primary SchoolPhase 2C · 57 applied · 146 places	885 m	≤ 1 km	No ballot	57	146

6 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Canossa Catholic Primary SchoolPhase 2C · 34 applied · 60 places	1.24 km	1–2 km	No ballot	34	60
Hong Wen SchoolPhase 2C · 153 applied · 62 places	1.41 km	1–2 km	Balloted · ≤ 1 km	153	62
Did not reach this home's band.
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	1.59 km	1–2 km	Balloted · ≤ 1 km	124	62
Did not reach this home's band.
Pei Chun Public SchoolPhase 2C · 94 applied · 45 places	1.65 km	1–2 km	Balloted · ≤ 1 km	94	45
Did not reach this home's band.
First Toa Payoh Primary SchoolPhase 2C · 10 applied · 151 places	1.84 km	1–2 km	No ballot	10	151
Geylang Methodist School (Primary)Phase 2C · 138 applied · 138 places	1.87 km	1–2 km	No ballot	138	138

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 THE VENUE RESIDENCES

Beds

	01	02	03	04
17	#17-012,0774BR	#17-022,0774BR	#17-038402BR	#17-048402BR
16	#16-011,2384BR	#16-021,2384BR	#16-038402BR	#16-048402BR
15	#15-011,2384BR	#15-021,2384BR	#15-038402BR	#15-048402BR
14	#14-011,2384BR	#14-021,2384BR	#14-038402BR	#14-048402BR
13	#13-011,2384BR	#13-021,2384BR	#13-038402BR	#13-048402BR
12	#12-011,2384BR	#12-021,2384BR	#12-038402BR	#12-048402BR
11	#11-011,2384BR	#11-021,2384BR	#11-038402BR	#11-048402BR
10	#10-011,2384BR	#10-021,2384BR	#10-038402BR	#10-048402BR
09	#09-011,2384BR	#09-021,2384BR	#09-038402BR	#09-048402BR
08	#08-011,2384BR	#08-021,2384BR	#08-035061BR	#08-048402BR
07	#07-011,2384BR	#07-021,2384BR	#07-035061BR	#07-048402BR
06	#06-011,2384BR	#06-021,2384BR	#06-035061BR	#06-048402BR
05	#05-011,2384BR	#05-021,2384BR	#05-035061BR	#05-048402BR
04	#04-011,2384BR	#04-021,2384BR	#04-038402BR	#04-048402BR
03	#03-011,2384BR	#03-021,2384BR	#03-038402BR	#03-048402BR
02	#02-019692BR	#02-028612BR	#02-037531BR	#02-041,2702BR

1BR2BR3BR4BR· tile shows strata sq ft