Fifty-four families have signed leases at Asimont Villas — at rents from S$9,500 to S$14,000 a month, averaging S$11,640 (as of 2026-07) — yet the sales register for this District 11 address is completely blank. No caveats, no PSF history, no recorded quantum. The tenancy market knows Asimont Lane intimately; the ownership market, at least in public data, has never spoken.
The reason tenants keep coming is written in the school map. St. Joseph's Institution is 390 metres from the gate. Singapore Chinese Girls' School (Primary) is 480 metres. Anglo-Chinese School (Primary) is 540 metres. Three of the most oversubscribed names in Singapore education, all inside the one-kilometre balloting radius that P1 parents plan their lives around — and all reachable on foot from this one quiet lane off Dunearn Road.
What the dataset cannot tell you about Asimont Villas is almost everything else: tenure is unrecorded, the unit count is unrecorded, and no completion year appears. So this review does what the evidence permits — it prices the neighbourhood, reads the deep rental ledger carefully, and lists precisely what a serious buyer must verify on title before this address can graduate from curiosity to candidate.
Asimont Villas sits in the Watten-Novena corner of District 11, Core Central Region territory where school catchments set the pecking order. The recorded neighbours frame the price landscape a buyer would be negotiating within: freehold Pullman Residences Newton averages S$3,074 psf, ultra-prime Watten House S$3,236 psf at a S$5.74 million typical quantum, boutique freehold Peak Residence S$2,489 psf, while older 99-year stock like Soleil @ Sinaran and Amaryllis Ville trades at S$1,975 and S$1,909 psf respectively (as of 2026-07). That S$1,300 psf spread between old leasehold and new freehold is the district's tenure-and-vintage premium in one glance — and without recorded tenure, nobody can say from public data which end of it Asimont Villas belongs to.
Overview & Key Facts
ASIMONT VILLAS is a condominium at ASIMONT LANE in District 11 (CCR), developed by .
Location & Connectivity
ASIMONT VILLAS is approximately 720m from Mount Pleasant MRT station, with 6 stations within 1.5 km.
Schools & Education
16 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 390m |
| Singapore Chinese Girls' School (Primary) | Primary | 480m |
| Anglo-Chinese School (Primary) | Primary | 540m |
| New Town Primary School | Primary | 1.0 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| ISS International School (Preston) | International | 1.4 km |
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,975 psf | 95 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, p1 school balloting families, international school families and long-term hold (10+ yr). At ~723m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The school geography is the headline asset, and it is objectively elite. Within 540 metres sit St. Joseph's Institution (390 m), Singapore Chinese Girls' School Primary (480 m) and Anglo-Chinese School Primary (540 m) — placing the address inside the 1-kilometre MOE priority radius for multiple heavily balloted schools simultaneously. New Town Primary (1.01 km) and the St. Margaret's schools (1.24 to 1.3 km) deepen the bench, and ISS International's Preston campus at 1.41 kilometres serves the expatriate cohort. Few addresses in Singapore stack catchment coverage this densely.
The rental ledger converts that geography into recorded money. Fifty-four contracts averaging S$11,640 a month in a tight S$9,500-to-S$14,000 band (as of 2026-07) is deep, consistent demand — the narrow spread suggesting a homogeneous stock of family-scale homes rather than a mixed bag of layouts. For a landlord, tenancy evidence this thick is worth more than any brochure.
Connectivity has quietly improved around the address. Mount Pleasant station (TE10) opened in 2025 just 720 metres away, joining Newton interchange (NS21/DT11) at 810 metres and Novena at 950 metres — three stations across three lines within a kilometre, where this pocket historically leaned on Dunearn Road traffic. The infrastructure arc is visible on the master plan map, and the surrounding price intensity on the transaction price heatmap — both worth studying since this property's own record offers no price anchor.
Finally, the setting itself: a named villas development on a residential lane in the Watten estate belt offers the low-rise quiet that D11 families pay premiums for, with a clinic recorded 856 metres away and the area's established amenity fabric filling the gaps.
The documentation gaps are the risk, and they are unusually wide. Tenure is unrecorded in this dataset — despite an automated persona screen elsewhere tagging the property with a freehold-style generational-hold label, no tenure evidence exists here to support it, and that contradiction should be resolved on title, not assumed away. Unit count and completion year are likewise blank, and the en-bloc score of 27 is computed on those unknowns. Nothing about this address should be taken on faith: verify tenure, strata structure and age through a conveyancing search and primary URA records before any offer.
Zero recorded sales means zero price discovery. A buyer here negotiates against neighbouring benchmarks spanning S$1,909 to S$3,236 psf (as of 2026-07) — a range so wide it barely constrains the conversation. Overpaying is easy when the last public print does not exist; so is walking away from a fair deal because nothing corroborates it. Budget for a professional valuation as a condition, not an afterthought.
Income investors should read the persona screen's red flag honestly: with no purchase-price record, no yield can be computed at all, and D11's prime-district pattern — high capital values against moderate rents — rarely favours the income buyer even when the numbers do exist. The S$11,640 average rent is a fact; what it represents as a return is unknowable today. Buyers subject to ABSD face the same fog on a larger scale — at Watten-belt quantums the duty is material, and the stamp duty calculator should be run against several assumed price scenarios, not one hopeful figure. Lastly, while three stations now sit within a kilometre, the automated screens still flag transit dependence as a concern — walk the actual routes at peak hour before relying on them.
- ✅ P1 school balloting families
- ✅ International school families
- ✅ Car-owning households
- ✅ Long-term hold (10+ yr)
- ⚠️ Foreign / ABSD-aware buyers
- ❌ Yield-focused investors
Asimont Villas is a catchment asset wearing a blindfold. The recorded facts are genuinely enviable: three of Singapore's most balloted schools within 540 metres, fifty-four rental contracts averaging S$11,640 a month (as of 2026-07), and three MRT stations arriving within a kilometre after Mount Pleasant opened in 2025. The unrecorded facts — tenure, unit count, age, and any sale price ever — are exactly the ones a purchase decision runs on.
Shortlist it, conditionally, if you are a P1-planning or international-school family with the patience for proper due diligence: a conveyancing search to establish tenure, a professional valuation to establish price, and a peak-hour walk to establish whether the station distances work for your household. If those checks come back clean, the school geography is the kind competitors cannot replicate at any renovation budget.
Skip it entirely if you are buying for income or for data-driven certainty — this file offers neither, and District 11 has transparent alternatives at every tier, from Amaryllis Ville's S$1,909 psf to Watten House's S$3,236 psf (as of 2026-07). Put those knowns side by side on the side-by-side comparison tool first; if none of them beats an unverified lane off Dunearn Road for your family's needs, that tells you what the due diligence is worth doing for.
FAQ
What is the average PSF for ASIMONT VILLAS?
Is ASIMONT VILLAS freehold?
What is the rental yield for ASIMONT VILLAS?
Which MRT is nearest to ASIMONT VILLAS?
Sources & Next Steps
- ASIMONT VILLAS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 54 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 11 reads 121.2 as of June 2026 — up 1.7% 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 ASIMONT VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (930m away)
- Toa Payoh — 4-room average $929,793 (1.3 km away)