Overview & Key Facts
VILLAS @ GILSTEAD is a freehold condominium at GILSTEAD ROAD in District 11 (CCR), developed by VILLAS AT GILSTEAD PTE LTD, comprising 18 units, completed in 2010.
Location & Connectivity
VILLAS @ GILSTEAD is approximately 540m from Newton MRT station, with 6 stations within 1.5 km.
Schools & Education
15 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 410m |
| Anglo-Chinese School (Primary) | Primary | 530m |
| St. Joseph's Institution | Secondary | 680m |
| St. Margaret's Primary School | Primary | 770m |
| St. Margaret's Secondary School | Secondary | 830m |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| New Town Primary School | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Market Position
VILLAS @ GILSTEAD has recorded 10 sales at an average price of $4,285,778.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $766 psf | — |
| 2022 | 3 | $717 psf | ↓ 6.4% |
| 2024 | 3 | $871 psf | ↑ 21.5% |
| 2025 | 2 | $670 psf | ↓ 23.1% |
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From the 2024 high, VILLAS @ GILSTEAD prices have given back 23.1% — still 12.5% below the 2021 baseline.
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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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 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 18-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). At ~539m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
empty nesters / downsizers and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
VILLAS @ GILSTEAD is a freehold development in District 11 (CCR), with 18 units, offering a gross yield of 2.1%.
At ~$670 psf, it reflects its premium CCR positioning.
Explore the full VILLAS @ GILSTEAD dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing VILLAS @ GILSTEAD against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (910m away), an upgrader gap of about $3,400,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $3,350,000
- Central Area — 4-room average $1,088,814 (1.8 km away), an upgrader gap of about $3,200,000
FAQ
What is the average PSF for VILLAS @ GILSTEAD?
Is VILLAS @ GILSTEAD freehold?
What is the rental yield for VILLAS @ GILSTEAD?
Which MRT is nearest to VILLAS @ GILSTEAD?
Sources & Next Steps
- VILLAS @ GILSTEAD 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: 10 transactions
- Rental data: 15 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 10 records analysed · Source: URA private-sale caveats