Picture a family relocating to Singapore with one non-negotiable on the list: the children must be within walking distance of the Bukit Timah school belt. Their agent's shortlist will be brutal — and somewhere on it, if they are lucky, sits Alias Villas, an eight-unit development on Jalan Haji Alias completed in 2017, a 370-metre stroll from Hwa Chong Institution (as of 2026-07).
Here is the remarkable thing about this District 10 address: it has never recorded a single sale in URA's data. Not one. Its entire market footprint is thirteen rental contracts, running from S$6,000 to S$9,500 a month and averaging S$7,750 (as of 2026-07). Owners who hold here do not let go, and the only way most households will ever experience Alias Villas is as tenants.
That absence of sales evidence shapes everything in this review. It signals scarcity, certainly — but it also means a prospective buyer has no comparable to anchor a negotiation, no PSF history to chart, and a lease structure that needs careful reading. What follows is an honest account of a property that the data can describe but cannot fully price.
Alias Villas belongs to the Sixth Avenue-Holland corridor of District 10, where the recorded market is dominated by far larger developments. Skye at Holland has averaged S$2,946 PSF across 666 sales, freehold Leedon Green S$2,786 PSF across 574, and Hyll on Holland S$2,649 PSF, while the giant D'Leedon sits at S$1,869 PSF and Fourth Avenue Residences at S$2,467 PSF. With zero sales of its own, Alias Villas floats outside this hierarchy entirely (as of 2026-07). What the rental record shows instead is a boutique landed-scale product commanding S$7,750 a month on average — tenant money that speaks to the address even where buyer money is silent.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 8-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
Overview & Key Facts
ALIAS VILLAS is a condominium at JALAN HAJI ALIAS in District 10 (CCR), developed by WHA HERITAGE PTE. LTD, comprising 8 units, completed in 2017.
Location & Connectivity
ALIAS VILLAS is approximately 920m from Sixth Avenue MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Sixth Avenue | Downtown Line | 920m |
| Holland Village | Circle Line | 1.3 km |
| Tan Kah Kee | Downtown Line | 1.4 km |
| Farrer Road | Circle Line | 1.5 km |
Schools & Education
11 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Hwa Chong Institution | Secondary | 370m |
| Hwa Chong Institution (JC) | Jc | 370m |
| Hwa Chong International School | International | 410m |
| Lycee Francais de Singapour | International | 630m |
| Hollandse School | International | 840m |
| Australian International School | International | 1.3 km |
| National Junior College | Secondary | 1.3 km |
| National Junior College | Jc | 1.3 km |
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
Lease Analysis
With 90 years remaining on its 99-year lease, ALIAS VILLAS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- At 8 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr) and boutique low-density (<100 units). At ~918m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
freehold / generational hold and resort facilities should probably look elsewhere. Freehold tenure makes this a candidate for multi-generation transfer with no lease-decay drag.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The education geography is the crown jewel. Hwa Chong Institution and its junior college campus sit 0.37km away — close enough to walk in under five minutes — with Hwa Chong International at 0.41km, Lycee Francais de Singapour at 0.63km, the Hollandse School at 0.84km and the Australian International School at 1.32km. National Junior College rounds out the set at 1.34km. Few addresses anywhere in Singapore assemble local elite, French, Dutch and Australian schooling inside a 1.4km radius; for globally mobile families, that cluster does the heavy lifting on its own.
The rental evidence, though modest in count, is high in quality. Thirteen contracts between S$6,000 and S$9,500 a month, averaging S$7,750, put Alias Villas firmly in the premium leasing bracket for the corridor (as of 2026-07). Demand of that calibre — sustained at an eight-unit development with no marketing profile — suggests tenants who know exactly what they are paying for: space, quiet and the school run. Landlord-minded buyers can frame the sums with the cash flow calculator, though a purchase price must first be established through professional valuation.
Privacy and scale complete the case. Eight units on a leafy cul-de-sac street means near-landed living: no facility crowds, minimal shared-wall neighbours, low ambient noise. Sixth Avenue MRT on the Downtown Line is 0.92km away — not a doorstep station, but workable — while Holland Village (1.26km) and Tan Kah Kee (1.35km) offer alternatives. For households running one car and prioritising the walkability and lifestyle scores that matter to them over raw transit distance, the trade reads acceptably.
Begin with tenure, because it is the most misunderstood thing about this property. The data records a 99-year lease structure with roughly 90 years remaining — and notably, the persona engine flags the freehold/generational profile as a poor fit here for exactly that reason (as of 2026-07). Buyers charmed by the boutique, villa-like format should not assume freehold: lease decay is slow at 90 years remaining, but it is real, and it compounds over a multi-decade hold. Quantify the long-run effect with the lease decay calculator before treating this as legacy property.
The zero-sale history cuts both ways. Scarcity flatters an owner, but a buyer entering now faces a valuation vacuum: no PSF benchmark, no quantum history, and a bank valuation process with nothing local to lean on. Expect conservative valuations, potentially larger cash components, and a negotiation where both sides argue from adjacent developments rather than the property itself.
Transit dependence is the third honest caveat. At 0.92km to Sixth Avenue station, the persona data explicitly warns off MRT-dependent households — that walk, twice daily in Singapore heat, wears thin quickly. Daily amenities are similarly stretched: the nearest hawker centre is about 1.3km and the nearest mall over 4km, so this is a car-first address despite the prestige postcode. An eight-unit strata base also means maintenance costs divide across very few owners, and one major repair cycle can sting.
- ✅ Car-owning households
- ✅ Long-term hold (10+ yr)
- ✅ Boutique low-density (<100 units)
- ⚠️ Yield-focused investors
- ⚠️ Foreign / ABSD-aware buyers
Alias Villas is the rare property whose review must be written mostly from what is absent. No sales history, no PSF chart, no valuation anchor — just thirteen rental contracts averaging S$7,750 a month and a location, 0.37km from Hwa Chong, that explains every dollar of them (as of 2026-07). If a unit ever reaches the open market, it will be priced by negotiation and conviction rather than comparables.
The right shortlister is a school-driven family — local or expatriate — with a car, a long horizon, and the professional support to navigate a valuation-thin purchase. For them, the eight-unit privacy and the walkable school cluster are close to irreplaceable, and the roughly 90-year remaining lease is long enough that decay barely dents a 15-year plan.
The wrong buyer is anyone who needs the reassurance of data: flippers, first-timers stretching their financing, or investors who require a defensible yield figure on day one. They should study the corridor's better-documented alternatives on the comparison tool instead. Alias Villas rewards patience and punishes assumptions — most of all the assumption that a villa by name is freehold by nature.
One closing discipline matters more here than in high-volume projects: set a hard budget ceiling before the first viewing — boutique holdings reward buyers who can move decisively when the rare right unit appears, and punish those still arranging financing when it does. The affordability calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ALIAS VILLAS?
Is ALIAS VILLAS freehold?
What is the rental yield for ALIAS VILLAS?
Which MRT is nearest to ALIAS VILLAS?
Sources & Next Steps
- ALIAS VILLAS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 0 transactions
- Rental data: 13 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing ALIAS VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (1.3 km away)
- Bukit Timah — 4-room average $846,049 (1.4 km away)
- Kallang/whampoa — 4-room average $882,887 (1.7 km away)