Venezio
Overview & Key Facts
Venezio is a boutique freehold condominium on Upper East Coast Road in District 16, completed in 2007 by S C Development Pte Ltd. At just 40 units across a low-rise development, it occupies a quiet pocket of the East Coast corridor — one of Singapore’s most liveable residential strips, celebrated for its parks, cycling lanes, and relaxed seaside character.
The development is small by most standards, which cuts both ways: residents enjoy an intimate community feel with minimal common area crowding, but buyer activity is thin — just four resale transactions recorded over the past 12 months. That illiquidity is the single most important caveat for any prospective buyer to internalise before proceeding.
What makes Venezio genuinely interesting in 2026 is what has happened to its pricing. Average PSF climbed from S$1,077 to S$1,515 — a 49% jump over a 12-month window — in a move that closely tracks the opening of Bayshore MRT station on the Thomson-East Coast Line in late 2023. The TEL has re-rated this entire corridor, and Venezio, sitting 350 metres from Bayshore station, is among the direct beneficiaries.
Freehold tenure in an OCR location at roughly S$1,515 psf, with two TEL stations within 550 metres and East Coast Park at the doorstep, is a combination that is genuinely difficult to replicate in the current new-launch market.
Location & Connectivity
Upper East Coast Road runs parallel to the shoreline of East Coast Park, one of Singapore’s most visited recreational green belts. Venezio sits on this corridor within easy reach of the park’s cycling paths, the East Coast Lagoon Food Village, and the wider network of waterfront amenities stretching from Bedok to Marina Bay. It is the kind of address that rewards residents who cycle to work, jog along the beach, or value space and greenery over urban intensity.
The MRT story has changed materially since 2023. Bayshore MRT (TE31) on the Thomson-East Coast Line opened in November 2023 at approximately 350 metres from Venezio — a genuine walking-distance station. A second TEL station, Bedok South (TE30), lies 520 metres away. The TEL connects this corridor directly to Gardens by the Bay, Marina Bay, Shenton Way, Orchard, Caldecott, and eventually Woodlands in the north and Changi Airport in the east. Two TEL stations within 550 metres is an exceptional connectivity asset for a District 16 freehold address.
For daily errands, Bedok Town Centre — with its hawker centre, MRT, and bus interchange — is accessible via the TEL in one stop from Bedok South, or by bus along Upper East Coast Road. IKEA Tampines and Tampines Mall are reachable by car in around 10 minutes. The East Coast Road strip of independent cafés, restaurants, and bakeries has evolved into one of the more pleasant retail corridors in suburban Singapore, offering a decidedly non-heartland character for everyday dining and weekend brunch.
East Coast Park is accessible on foot or by bicycle in under five minutes. The park’s 15 km of cycling and inline-skating paths, the Xtreme Skate Park, multiple beach volleyball courts, and a long stretch of hawker and casual dining outlets are all part of the daily landscape for Venezio residents. This lifestyle factor is not quantifiable in a PSF comparison but has sustained strong rental demand and a loyal owner-occupier base in this sub-market for decades.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | ~1.3 km |
| Bedok View Secondary School | secondary | ~1.3 km |
| Bedok North Secondary School | secondary | ~1.4 km |
Facilities
With 40 units, Venezio is unmistakably a boutique development, and its facilities are scaled accordingly. Buyers should approach this with clear expectations: the offering centres on a pool, gym, and landscaped grounds — functional, well-maintained, and appropriately proportioned for a small community. There is no clubhouse, no tennis court, and no shuttle bus; that is not the value proposition here.
What a 40-unit development does deliver is essentially private access to shared amenities. Pool lane congestion, packed gyms, and oversubscribed BBQ pits are not first-world problems you will encounter at Venezio. For owner-occupiers who use facilities regularly but dislike competing with hundreds of neighbours for time slots, the boutique scale is a genuine advantage.
The landscaping, from site photos and resident accounts, is well maintained and contributes to the tranquil character that East Coast addresses generally project. The development’s low-rise profile and generous plot ratio for its unit count give it a spacious feel relative to the typical leasehold condo of equivalent age.
Unit Sizes & Layout
Venezio’s 2007 vintage means units were built to the spatial standards of that era — generally more generous in floor area than equivalent-sized units in post-2015 developments. The development’s 40 units span a range of configurations typical of boutique freehold builds on the East Coast: a mix of 2-bedroom, 3-bedroom, and larger formats, with ceiling heights and layout efficiency that reflect mid-2000s residential design norms rather than the high-density optimisation that characterises more recent builds.
Buyers considering Venezio should verify individual unit orientation, floor level, and facing before transacting — in a 40-unit development, specific units can vary considerably in natural light, ventilation, and road noise exposure depending on their position relative to Upper East Coast Road. Units with rear or side orientations facing greenery will command a premium and tend to hold value better.
One important context note: four resale transactions in the last 12 months is a thin sample. PSF averages derived from a handful of deals are sensitive to individual unit characteristics — size, floor, facing — and should not be treated as definitive comparables. Buyers should verify against the full transaction history on URA REALIS before anchoring on any single PSF figure.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,515 | $1,990,000 |
| 4 BR | 2 | $1,129 | $1,794,000 |
| 5 BR | 1 | $914 | $2,638,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,788,000 to $2,638,000, averaging $2,054,000.
Rents range from $2,200 to $4,800 per month across 38 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 48.7% (from $1,019 to $1,515 psf).
Neighbourhood Comparison
Venezio’s most direct comparables in the TEL East Coast corridor are Pinery Residences, Sceneca Residence, The Bayshore, The Glades, and Eco. The contrast is instructive.
Pinery Residences (99-year leasehold, ~S$2,550 psf) and Sceneca Residence (99-year, ~S$2,084 psf, 2021 TOP) represent the new-launch premium: fresh leases, modern finishes, full facilities — at a significant PSF premium to Venezio and without freehold permanence. Buyers paying S$2,084–S$2,550 psf for a 99-year lease in 2024–2026 are paying a premium over Venezio’s S$1,515 psf freehold for the advantages of a new build.
The Bayshore (~S$1,229 psf, 99-year) offers a lower entry price but on a lease that started in the 1990s, leaving roughly 70 years remaining — approaching the threshold at which bank financing tightens. The Glades (~S$1,612 psf, 99-year, 2013 TOP) and Eco (~S$1,444 psf, 99-year, 2012 TOP) are mid-range leasehold comparables with more units and fuller facilities than Venezio, at similar or higher PSF despite being leasehold.
The freehold premium embedded in Venezio at S$1,515 psf is, by comparison, genuinely thin. A buyer acquiring Venezio at current prices effectively gets freehold tenure at a discount to some leasehold alternatives — an unusual configuration that reflects both the illiquidity discount (40 units, low transaction frequency) and the post-TEL re-rating that has not yet fully diffused through market awareness. EdgeProp’s D16 market data and URA REALIS transaction records remain the authoritative sources for verifying current psf benchmarks before transacting.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VENEZIO | Freehold | 2007 | 40 | — |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,229 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,612 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,444 |
ShiokNest Scores
Our proprietary scoring system evaluates VENEZIO across multiple dimensions.
What Residents Say
“Lived here for three years now. The neighbourhood is genuinely peaceful — Upper East Coast Road has a very different energy from Tampines or Bedok North. We cycle to East Coast Park on weekends and the kids love it. The TEL has made commuting to the city completely painless.”
— Owner-resident review via PropertyGuru
“Very quiet and private. Forty units means you actually know your neighbours — something you don’t get in a 500-unit condo. Facilities are simple but that’s fine; we come here for the neighbourhood and the freehold status, not the clubhouse. Bayshore MRT opening nearby was a genuine game-changer for us.”
— Owner-resident review via EdgeProp
“Renting here while we look for our own place. The location is excellent — East Coast Park is a five-minute walk and the food options on East Coast Road are great. Bayshore MRT has made a big difference. The only thing I’d flag is that facilities are basic for the price point, but honestly the location more than compensates.”
— Tenant review via 99.co
Resident feedback consistently centres on three themes: the tranquil East Coast lifestyle, the intimacy of the small community, and — since 2023 — the TEL connectivity improvement. The absence of complaints about facilities reflects appropriate expectations: buyers and tenants at Venezio have self-selected for location and tenure over amenity breadth. The thin transaction volume means the pool of publicly available resident reviews is limited; prospective buyers are encouraged to engage directly with the MCST and visit the development at different times of day before committing.
Strengths & Weaknesses
- Freehold tenure — permanent land title in D16 OCR
- Bayshore TEL station 0.35 km away (opened 2023) — walking distance to CBD, Orchard, Thomson
- Two TEL stations within 0.52 km (Bayshore + Bedok South)
- East Coast Park cycling and beach lifestyle at the doorstep
- Significant PSF discount to competing 99-year new launches
- Post-TEL re-rating: 49% PSF appreciation signals structural upward re-pricing
- Boutique 40-unit scale — private, quiet, genuine community feel
- Dunman High School (IP) 0.81 km away — highly sought-after secondary
- 2007 vintage: generally more generous unit sizes than post-2015 builds
- East Coast Road dining and lifestyle corridor on doorstep
- Very thin liquidity — only 4 resale transactions in 12 months
- En-bloc potential limited (40 units — 80% consent threshold is hard to achieve)
- Low gross yield at 2.17% — capital-growth play only
- Facilities are basic: pool and gym, no tennis, no clubhouse
- ShiokNest composite score 34/100 — reflects illiquidity and investment score concerns
- Small sample size means PSF averages are sensitive to individual transaction specifics
- No hawker centre or major mall within immediate walking distance
- Limited secondary market resale pool narrows buyer audience at exit
Verdict
Venezio is a niche proposition that suits a specific buyer profile very well and is a poor fit for everyone else. That is not a criticism — it is an accurate description of what a 40-unit freehold boutique development in D16 is and is not.
The case for Venezio in 2026 rests on four pillars: freehold tenure (exceptional long-term value protection), TEL connectivity (two stations within 550 m, now structural not speculative), East Coast Park lifestyle (irreplaceable and in high demand), and a meaningful PSF discount versus competing 99-year new launches. The TEL’s impact on the East Coast corridor has been well-documented by analysts — Venezio is one of the closest freehold beneficiaries to both Bayshore and Bedok South stations.
The ShiokNest composite score of 34/100 warrants a direct explanation. It reflects primarily the liquidity concern (only 4 transactions over the observed period), the modest investment score (42/100), and en-bloc potential (40/100 — realistic for a 40-unit freehold development where achieving the required 80% owner consensus is notoriously difficult). Buyers who rely on the composite score as a screening tool may overlook Venezio; buyers who understand what drives each component will weight them appropriately against their own priorities.
For an owner-occupier seeking a freehold East Coast address with TEL access and the East Coast Park lifestyle, Venezio offers a value proposition that is difficult to replicate in the current market at this price point. For an investor seeking rental yield, the 2.17% gross yield — while reflective of higher capital values post re-rating — demands a long holding horizon. For a buyer requiring high liquidity and a quick exit option, this is not the right asset.