Overview & Key Facts
ISLAND COUNTRY VILLAS is a 99 yrs lease commencing from 1995 condominium at OLD UPPER THOMSON ROAD in District 20 (OCR), developed by UOL DEVELOPMENT (UPPER THOMSON) PTE LTD, comprising 60 units, completed in 1999.
Location & Connectivity
ISLAND COUNTRY VILLAS is approximately 1280m from Mayflower MRT station, with 2 stations within 1.5 km.
Schools & Education
8 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 890m |
| Jing Shan Primary School | Primary | 1.2 km |
| Mayflower Primary School | Primary | 1.2 km |
| Peirce Secondary School | Secondary | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.5 km |
| Ang Mo Kio Primary School | Primary | 1.5 km |
| Yio Chu Kang Primary School | Primary | 1.8 km |
| Yio Chu Kang Secondary School | Secondary | 1.9 km |
Market Position
ISLAND COUNTRY VILLAS has recorded 16 sales at an average price of $2,575,019.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 7 | $843 psf | — |
| 2022 | 3 | $949 psf | ↑ 12.5% |
| 2023 | 2 | $1,041 psf | ↑ 9.7% |
| 2024 | 2 | $1,008 psf | ↓ 3.2% |
| 2025 | 2 | $1,210 psf | ↑ 20.1% |
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ISLAND COUNTRY VILLAS prices sit at a fresh series high after a 20.1% gain on the prior period, now 43.5% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
Lease Analysis
With 68 years remaining on its 99-year lease, ISLAND COUNTRY VILLAS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 68 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 60 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
The profile fits car-owning households, international school families and long-term hold (10+ yr) best. Parking and arterial road access matter more here than walking-distance MRT.
en-bloc speculators should treat this as a shortlist candidate, not a default choice.
cpf-only buyers should probably look elsewhere. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
ISLAND COUNTRY VILLAS is a 99 yrs lease commencing from 1995 development in District 20 (OCR), with 60 units, offering a gross yield of 3.2%.
At ~$1,210 psf, it represents a competitive entry point in the OCR segment.
Explore the full ISLAND COUNTRY VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ISLAND COUNTRY VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (930m away), an upgrader gap of about $1,850,000
- Bishan — 4-room average $791,445 (1.6 km away), an upgrader gap of about $1,800,000
FAQ
What is the average PSF for ISLAND COUNTRY VILLAS?
Is ISLAND COUNTRY VILLAS freehold?
What is the rental yield for ISLAND COUNTRY VILLAS?
Which MRT is nearest to ISLAND COUNTRY VILLAS?
Sources & Next Steps
- ISLAND COUNTRY VILLAS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 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: 16 transactions
- Rental data: 4 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2025 · 16 records analysed · Source: URA private-sale caveats