Overview & Key Facts
HERITAGE VIEW is a 99 yrs lease commencing from 1996 condominium at DOVER RISE in District 5 (RCR), developed by DOVER RISE LTD (FAR EAST ORGANIZATION), comprising 618 units, completed in 2000.
Location & Connectivity
HERITAGE VIEW is approximately 640m from one-north MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| one-north | Circle Line | 640m |
| Buona Vista | East-West Line | 710m |
| Buona Vista | Circle Line | 710m |
| Dover | East-West Line | 1 km |
| Kent Ridge | Circle Line | 1.2 km |
Schools & Education
13 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Dover Court International School | International | 240m |
| United World College of South East Asia (Dover) | International | 370m |
| Anglo-Chinese School (Independent) | Secondary | 940m |
| Singapore Polytechnic | Tertiary | 970m |
| National University of Singapore | Tertiary | 1.2 km |
| NUS High School of Mathematics and Science | Jc | 1.3 km |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| Dulwich College (Singapore) | International | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 107 | $1,466 psf | $1,681,025 |
| 4 BR | 5 | $1,531 psf | $2,265,533 |
| 5+ BR | 4 | $1,202 psf | $3,140,000 |
Market Position
HERITAGE VIEW has recorded 116 sales at an average price of $1,756,529.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at HERITAGE VIEW typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $5,551/mo | $1,681,025 | 3.96% |
| 4 BR | $8,830/mo | $2,265,533 | 4.68% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 31 | $1,251 psf | — |
| 2022 | 22 | $1,362 psf | ↑ 8.8% |
| 2023 | 17 | $1,549 psf | ↑ 13.7% |
| 2024 | 23 | $1,610 psf | ↑ 3.9% |
| 2025 | 16 | $1,610 psf | ↓ 0.0% |
| 2026 | 7 | $1,637 psf | ↑ 1.7% |
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The latest reading marks the highest point in this series — HERITAGE VIEW prices have climbed 30.8% since 2021.
Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
Lease Analysis
With 69 years remaining on its 99-year lease, HERITAGE VIEW still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 69 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
The profile fits car-owning households, international school families, tertiary student housing and yield-focused investors best. At ~639m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
It is a weaker fit for cpf-only buyers — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
HERITAGE VIEW is a 99 yrs lease commencing from 1996 development in District 5 (RCR), with 618 units, offering a gross yield of 3.5%.
At ~$1,618 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full HERITAGE VIEW dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing HERITAGE VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Queenstown — 4-room average $1,002,705 (110m away), an upgrader gap of about $750,000
- Clementi — 4-room average $838,557 (1.6 km away), an upgrader gap of about $900,000
FAQ
What is the average PSF for HERITAGE VIEW?
Is HERITAGE VIEW freehold?
What is the rental yield for HERITAGE VIEW?
Which MRT is nearest to HERITAGE VIEW?
Sources & Next Steps
- HERITAGE VIEW Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 116 transactions
- Rental data: 665 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 116 records analysed · Source: URA private-sale caveats