Verdure
Overview & Key Facts
Verdure is a 69-unit freehold condominium on Holland Road in District 10, developed by Bukit Sembawang View Pte Ltd — a vehicle of Bukit Sembawang Estates, one of Singapore’s most respected heritage developers. Completed in 2012, it occupies a position that very few D10 addresses can replicate: a Holland Road freehold boutique at a PSF that sits demonstrably below its immediate competition.
At an average transacted PSF of S$2,212 and a median transaction price of S$3,000,000, Verdure is unambiguously a premium asset. But the number that defines its investment case is the discount: Skye at Holland transacts at S$2,945 PSF on a 99-year lease, Hyll on Holland at S$2,648 PSF freehold, and Leedon Green at S$2,784 PSF freehold. Against this field, Verdure’s S$2,212 PSF on a perpetual title represents a structural pricing gap of 19–33% to direct freehold and leasehold peers. On Holland Road. In the CCR.
The PSF trajectory reinforces the case: from S$1,720 to S$1,742 to S$1,849 to S$1,887, and then a sharp acceleration to S$2,212 in the most recent period — a 17% single-period jump and 29% cumulative growth. Verdure is not a sleepy relic being slowly re-rated. It is actively being recognised by the market, and the discount to neighbours is compressing. Buyers who enter now are buying into a still-meaningful gap; buyers who wait may find that gap has closed.
Location & Connectivity
Holland Road is one of the more coveted addresses in District 10. Leafy, low-rise streetscapes, proximity to the Botanic Gardens corridor, and an established expatriate residential community define the neighbourhood character. Verdure sits within this ecosystem — a short distance from Holland Village’s dining and retail strip, the Dempsey Hill food-and-lifestyle cluster, and the international school belt that anchors expat tenant demand in this part of the CCR.
The international school cluster is a defining feature of this location for investor buyers. Swiss School Singapore is 370 metres from Verdure — effectively on the doorstep. Tanglin Trust School at 1.30 km and German European School Singapore at 1.43 km sit within comfortable distance for school-run households. Raffles Girls’ Primary School at 1.00 km serves families within the local school registration framework. The concentration of four schools within 1.5 kilometres — covering Swiss, British, German, and Singapore national curricula — makes Verdure one of the more comprehensively positioned D10 addresses for expat tenant families.
MRT access is the one honest weakness of the location. Farrer Road MRT (Circle Line) at 0.90 km is the closest station — technically walkable, but at the upper end of comfortable walk distance on a warm day, particularly with groceries or children. Commonwealth MRT (East-West Line) at 1.24 km and Holland Village MRT (Circle Line) at 1.25 km offer alternative options that most residents will reach by bus or private transport rather than on foot. The Circle Line connects to Dhoby Ghaut and Harbourfront; EWL access at Commonwealth opens the CBD corridor directly. But this is, by any honest measure, a car-friendly or taxi-dependent address. The walkability score of 48/100 reflects this accurately.
Daily amenities are well covered within the immediate vicinity. Holland Village offers the full range of supermarkets, food and beverage, and retail services. Cold Storage and NTUC FairPrice outlets are accessible within a short bus ride or drive. The broader Buona Vista and One-North precinct is within striking distance for residents working in the biomedical and research corridor.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Swiss School Singapore | international | Within 1 km |
| Raffles Girls' Primary School | primary | Within 1 km |
| Commonwealth Secondary School | secondary | ~1.3 km |
| Tanglin Trust School | international | ~1.3 km |
| German European School Singapore | international | ~1.4 km |
| Nanyang Primary School | primary | ~1.5 km |
| Methodist Girls' School (Primary) | primary | ~1.6 km |
| Tanglin Secondary School | secondary | ~1.6 km |
Facilities
At 69 units, Verdure is a boutique development and its facilities are calibrated accordingly. Bukit Sembawang’s design approach in developments of this scale prioritises construction quality and unit specifications over an extensive amenity list — a deliberate positioning that trades resort-tier facilities for developer craft and a quieter residential environment.
The standard offering includes a swimming pool, gymnasium, and landscaped communal areas. There is no multi-pool complex, no tennis court, no function rooms, and no sky terrace — facilities that 500-to-1,700 unit developments such as D’Leedon and Leedon Green can deploy at meaningful per-unit cost dilution. At 69 units, the maintenance cost structure is different: MCST fees cover a tighter facility footprint, which for investor-owners translates directly into better net yield retention.
The facilities rating of 6.0/10 is appropriate to scale. Buyers whose primary criterion is an amenity showcase — multiple pools, clubhouse, tennis courts, function rooms, concierge-style services — should look at the larger-scale neighbours. D’Leedon at 1,703 units delivers that format, as does Leedon Green at 638 units. What Verdure delivers in exchange is Bukit Sembawang build quality, a 69-unit community where you know your neighbours, and a maintenance overhead that stays proportionate to actual usage.
Unit Sizes & Layout
A median transaction price of S$3,000,000 in a 69-unit development signals that Verdure runs predominantly to larger unit configurations. This is not a compact studio-and-one-bedroom investment stack. The quantum points to two-, three-, and four-bedroom units designed for families and owner-occupiers as well as investor-landlords targeting the expat corporate tenancy market. For buyers comparing against D’Leedon, where smaller entry-level units push median quantum considerably lower, the Verdure quantum is a self-selecting filter toward the upper end of D10 purchasers.
Bukit Sembawang is known in the Singapore market for unit layouts that prioritise livability over paper efficiency: meaningful bedroom clearance, thoughtful kitchen proportions, and bathrooms that do not require renovation to feel contemporary at TOP. For a 2012 completion, units are likely to be in good condition overall, though a kitchen refresh or bathroom update may appeal to incoming tenants or buyers with current-specification expectations. The unit layout rating of 7.5/10 reflects genuine confidence in the Bukit Sembawang design standard rather than a benefit-of-the-doubt assessment.
The average rent of S$6,922 (median S$6,900) across 131 rental transactions is a strong rental profile for a 69-unit development — average unit rental transactions of nearly two per unit attests to consistent demand rather than a thin or illiquid rental market. The dominant tenant profile will be expat professionals, dual-income families, and corporate tenants linked to the multinational and diplomatic community that clusters in the Holland Road, Nassim, and Tanglin corridors. The school cluster — Swiss, Tanglin Trust, German European — keeps family tenants renewing through the school cycle rather than exiting after a single term.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,879 | $1,780,000 |
| 3 BR | 2 | $1,843 | $1,885,000 |
| 4 BR | 9 | $1,907 | $3,099,222 |
| 5 BR | 2 | $1,583 | $4,590,000 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $1,730,000 to $4,980,000, averaging $2,960,200 (~$2,163 psf).
Rents range from $3,850 to $13,000 per month across 132 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 20% (from $1,720 to $2,063 psf).
Neighbourhood Comparison
The D10 CCR Holland Road competitive set spans a wide band of PSF, scale, and tenure configurations. Verdure occupies the bottom of the PSF table in this peer group despite offering comparable or superior tenure. Understanding what drives that gap is the starting point for evaluating whether the discount is justified or represents a pricing inefficiency.
Skye at Holland (S$2,945 PSF, 99yr/2024, 666 units) is the newest entrant and the highest-PSF comparable. It is a 99-year leasehold launched in 2024 — which means buyers are paying S$733 PSF more than Verdure for a depreciating lease that started 12 years later. The facilities and finish will be contemporary, and the launch premium is real, but the structural tenure comparison is entirely in Verdure’s favour. Hyll on Holland (S$2,648 PSF, freehold, 319 units) is the most relevant direct freehold peer: same corridor, same tenure, larger scale, and a S$436 PSF premium to Verdure that is not fully explained by unit quality or facilities differentials. Leedon Green (S$2,784 PSF, freehold, 638 units) adds a further S$572 PSF premium for a larger, highly facilitated freehold development adjacent to the Botanic Gardens.
D’Leedon (S$1,855 PSF, 99yr/2010, 1,703 units) is the scale reference point — a mega-development by Zaha Hadid Associates with an extensive amenity stack, deep resale liquidity due to unit count, and a 99-year lease. At S$357 PSF less than Verdure but on a depreciating lease, D’Leedon attracts buyers who want resort-scale facilities and a liquid resale market. Fourth Avenue Residences (S$2,465 PSF, 99yr/2018, 476 units) rounds out the leasehold set at a price between D’Leedon and Hyll on Holland.
- Skye at Holland: S$2,945 PSF — 99yr/2024, 666 units, Holland Road.
- Leedon Green: S$2,784 PSF — freehold, 638 units, Holland Road.
- Hyll on Holland: S$2,648 PSF — freehold, 319 units, Holland Road.
- Fourth Avenue Residences: S$2,465 PSF — 99yr/2018, 476 units, Bukit Timah Road.
- D’Leedon: S$1,855 PSF — 99yr/2010, 1,703 units, Leedon Heights.
- Verdure: S$2,212 PSF — freehold, 69 units, Holland Road, Bukit Sembawang quality.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VERDURE | Freehold | 2012 | 69 | $2,163 |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates VERDURE across multiple dimensions.
What Residents Say
Verdure’s community reflects the typical profile of a well-positioned boutique CCR development: a mix of long-term owner-occupiers who value the quiet residential character of the Holland Road corridor and expat tenant families anchored by the international school cluster. The 69-unit scale keeps the community genuinely small — residents report that knowing neighbours by name is the norm rather than the exception.
“Holland Road is one of those addresses where you feel the difference the moment you move in. The greenery, the quiet, the easy access to Dempsey — it doesn’t feel like you’re in a city of six million. My children walk to the Swiss School. That was the deciding factor for us.”
— Owner-occupier resident, via property forum
“We’ve had the same tenant for four years. She’s a European professional, her kids go to Tanglin Trust. When I told her I was considering selling, she asked if she could have first right of refusal to buy. That’s the kind of tenant Verdure attracts, and it makes holding the unit effortless.”
— Investor-landlord, via property forum
The 131 rental transactions across a 69-unit development confirm high rental throughput: a significant proportion of units have been tenanted multiple times, reflecting both investor-owner concentration and strong demand from the expat professional and diplomatic community. Tenant tenure tends to run long in this submarket — families tied to school cycles do not move annually, and corporate tenants placed in the Holland Road corridor typically renew unless relocated.
Maintenance and MCST management at boutique scale benefits from the tighter community dynamic. Decisions are made by a smaller group of stakeholders, special levies for building upkeep are easier to align on, and the common areas receive attentive care that larger developments sometimes dilute across wider committee bandwidth. Residents note that the Bukit Sembawang construction quality means the building has aged well — external finishings and structural elements have not required the emergency-level interventions that some peer-era developments of inferior build quality have faced.
Strengths & Weaknesses
- Freehold tenure on Holland Road at S$2,212 PSF — 19–33% below direct freehold and leasehold CCR neighbours
- Bukit Sembawang Estates developer pedigree — one of Singapore's most respected heritage developers since the 1950s
- Strong PSF acceleration: S$1,720 → S$2,212 over observable period — 29% cumulative growth with 17% single-period step-up
- International school cluster on doorstep: Swiss School 370m, Raffles Girls' Primary 1.00km, Tanglin Trust 1.30km, German European 1.43km
- Active rental market: 131 transactions across 69 units — high throughput confirming strong and consistent expat tenant demand
- Holland Road address — prestigious, leafy, established expatriate corridor with Dempsey Hill and Botanic Gardens proximity
- Investment score 65/100 — solid for boutique CCR freehold, reflecting structural quality of the location and tenure
- Boutique 69-unit scale — responsive MCST, genuine community, lower amenity overhead, well-maintained common areas
- Expat tenant stickiness: family tenants anchored by school cycles typically renew, delivering low vacancy and predictable income
- No lease decay risk — freehold removes CPF usage ceiling, LTV restriction creep, and collective-sale timing pressure over time
- Walkability score 48/100 — car-dependent address; Farrer Road CCL at 0.90km is borderline walkable for daily commutes
- Gross yield 2.76% — income-driven investors will find more efficient yield vehicles outside the CCR at this quantum
- Median transaction price S$3,000,000 — high quantum narrows resale buyer pool and extends typical hold period to exit
- Only 14 recent sales transactions — thin volume limits price discovery and resale liquidity in a buyer-managed market
- Facilities rating 6.0/10 — boutique pool and gym only; no resort amenity stack relative to larger D10 developments
- No direct bus-to-MRT convenience — reaching Farrer Road, Commonwealth, or Holland Village MRT typically requires a bus or private transport
- High entry cost filters buyers — S$3M median means smaller pool of qualified buyers than mid-tier CCR developments
- En-Bloc score 44/100 — low, reflecting small site and boutique unit count; collective sale optionality is limited
- D'Leedon nearby at S$1,855 PSF provides a large-scale, liquid alternative that some buyers will prefer for resale depth
- Older finishings (2012 TOP) — kitchen and bathroom refresh likely required for top-of-market tenant expectations
Verdict
Verdure’s investment case rests on three structural pillars: Bukit Sembawang developer quality, a freehold Holland Road address, and a PSF that sits 19–33% below direct freehold and leasehold competition. That combination is rare in D10 and is becoming rarer as the PSF trend accelerates. The S$1,720 to S$2,212 trajectory over the observable data period represents 29% cumulative growth, with the most recent period delivering a 17% single-period step-up. The market is re-rating Verdure toward its peers, and there is still meaningful gap remaining.
Compared to Hyll on Holland (S$2,648 PSF, freehold, 319 units) and Leedon Green (S$2,784 PSF, freehold, 638 units), Verdure offers the same freehold tenure on the same Holland Road corridor at a discount that cannot be fully explained by the facilities difference or the unit scale. Some of the discount is legitimately attributable to the smaller development footprint and lower lifestyle amenity stack. But a 19–33% PSF gap to same-corridor freehold peers suggests the market has not fully closed the pricing efficiency. Verdure’s investment score of 65/100 is a solid result for a boutique CCR freehold.
The weaknesses are real and should be acknowledged plainly. Walkability at 48/100 and MRT access rated 5.5/10 mean this is a car-dependent address. Gross yield of 2.76% is not an income play — buyers entering on a yield basis will find more efficient vehicles elsewhere. The quantum is high: S$3,000,000 median is a level that narrows the resale buyer pool and extends typical hold periods. And 14 sales transactions in recent periods means price discovery is thin — a seller in a hurry will face a limited field of bidders.
The buyer for Verdure is not the yield investor, not the MRT-dependent commuter, and not the first-time buyer. The buyer is the experienced CCR purchaser who understands what a Bukit Sembawang freehold Holland Road address represents at a 20% discount to its neighbours, and who is willing to hold through the next re-rating cycle. For that buyer, the case is coherent and the entry window is still open — but the recent PSF acceleration suggests it will not remain open indefinitely.