Resale Project Scorecard
The Verandah Residences
D05 · Buona Vista, Clementi, Pasir Panjang · freehold · completed 2021 · 170 units
Grade C, 5.13 out of 10, the 42nd highest score among 90 resale condos in District 5.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 3
- To Haw Par Villa MRT
- 470 m
Artist's impression: Oxley Amber Pte Ltd
The Verandah Residences Score
- C
- Grade
- Score out of 10
- 5.13
- Highest score among 90 resale condos in District 5
- 42nd
Below-average project with notable weaknesses. Standout strengths: tenure, MRT access. Key weaknesses: capital appreciation, schools.
Project's Historical Performance25%4/10
Avg Ann. of +1.55% — below-median performance vs same-vintage peers (34th percentile of 2021-era cohort).
The district median is 5.5/10.
Primary School Effect20%1/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 1/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
170 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 3/10.
MRT Proximity13%8/10
470 m from Haw Par Villa MRT (CC25) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%7/10
Rental yield of 3.91% — strong income return.
The district median is 5/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Pasir Panjang precinct at 0.44km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 6/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Verandah Residences scores 5.13
The Verandah Residences scores 5.13 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1898th of 2,350 resale condos scored in Singapore and 42nd of 90 in District 5 (Buona Vista, Clementi, Pasir Panjang). Its strongest factors are Tenure (10/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10).
| Factor | This condoThe Verandah Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 5.5/10 | −0.37 | 20% of district |
| Primary School Effect20% | 1/10 | 1/10 | ±0.00 | 0% of district |
| Project Size16% | 5/10 | 3/10 | +0.32 | 54% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 51% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 72% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 6/10 | 6/10 | ±0.00 | 31% of district |
Medians are across the 90 scored resale projects in District 5 (Buona Vista, Clementi, Pasir Panjang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Verandah Residences and a median-profile project (4.89). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Verandah Residences Prices
By unit type at The Verandah Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,082 sq ft | 1,082 sq ft | $2.07M | $1,922 psf | 2 |
Past transactions at The Verandah Residences
31 resales, Nov 2021 to Oct 2026 · median $2,002 psf · $940,000 to $2,570,000 · all 31 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 31 Jul 2026 | 225 Pasir Panjang Road | 5 | #05-04043BR · Blk 225 | 3BR | 1,163 | $1,796 | $2,088,000 | Resale |
| 24 Dec 2025 | 229 Pasir Panjang Road | 3 | #03-21212BR · Blk 229 | 2BR | 689 | $2,177 | $1,500,000 | Resale |
| 23 Dec 2025 | 225 Pasir Panjang Road | 2 | #02-04043BR · Blk 225 | 3BR | 1,001 | $2,048 | $2,050,000 | Resale |
| 30 Oct 2025 | 227 Pasir Panjang Road | 2 | #02-12123BR · Blk 227 | 3BR | 904 | $2,135 | $1,930,000 | Resale |
| 6 Aug 2025 | 229 Pasir Panjang Road | 2 | #02-25254BR · Blk 229 | 4BR | 1,249 | $2,002 | $2,500,000 | Resale |
| 1 Aug 2025 | 231 Pasir Panjang Road | 1 | #01-29293BR · Blk 231 | 3BR | 990 | $1,949 | $1,930,000 | Resale |
| 1 Jul 2025 | 231 Pasir Panjang Road | 4 | #04-31311BR · Blk 231 | 1BR | 463 | $2,031 | $940,000 | Resale |
| 16 Jun 2025 | 227 Pasir Panjang Road | 5 | #05-10101BR · Blk 227 | 1BR | 603 | $1,908 | $1,150,000 | Resale |
| 1 Apr 2025 | 229 Pasir Panjang Road | 4 | #04-25254BR · Blk 229 | 4BR | 1,249 | $2,058 | $2,570,000 | Resale |
| 21 Mar 2025 | 231 Pasir Panjang Road | 2 | #02-27271BR · Blk 231 | 1BR | 527 | $2,086 | $1,100,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D5 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,405 psf |
| Feb–Apr 2022 | 1 | — | $1,427 psf |
| May–Jul 2022 | 2 | $1,883 psf | $1,526 psf |
| Aug–Oct 2022 | — | — | $1,471 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,548 psf |
| Feb–Apr 2023 | 2 | $1,871 psf | $1,576 psf |
| May–Jul 2023 | 1 | — | $1,634 psf |
| Aug–Oct 2023 | 3 | $1,986 psf | $1,685 psf |
| Nov 2023 – Jan 2024 | 2 | $2,062 psf | $1,791 psf |
| Feb–Apr 2024 | — | — | $1,778 psf |
| May–Jul 2024 | 3 | $1,941 psf | $1,810 psf |
| Aug–Oct 2024 | 1 | — | $1,816 psf |
| Nov 2024 – Jan 2025 | 3 | $1,997 psf | $1,854 psf |
| Feb–Apr 2025 | 3 | $2,058 psf | $1,852 psf |
| May–Jul 2025 | 2 | $1,970 psf | $1,901 psf |
| Aug–Oct 2025 | 3 | $2,002 psf | $1,910 psf |
| Nov 2025 – Jan 2026 | 2 | $2,113 psf | $1,880 psf |
| Feb–Apr 2026 | — | — | $1,873 psf |
| May–Jul 2026 | 1 | — | $1,858 psf |
| Aug–Oct 2026 | — | — | $1,887 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +1.5% a year, ranked 34 of 40 in D05 and 603 of 715 condos. See the most profitable condos in D05 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Verandah Residences Rent
- Median rent a month
- $3,500 to $7,400
- Gross yield
- 3.1%
- Rental contracts
- 78
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,500 | $3,350 to $3,500 | — | 48 |
| 2-bedroom | $4,180 | $4,080 to $4,530 | — | 12 |
| 3-bedroom | $5,300 | $5,100 to $5,400 | 3.1% | 13 |
| 4-bedroom | $7,400 | $6,800 to $7,400 | — | 5 |
Rental contracts at The Verandah Residences
78 contracts, Sep 2025 to Aug 2026 · median $3,600 a month · $3,200 to $7,400
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,400 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,800 |
| Aug 2026 | 3BR | 900 to 1,000 sq ft | $5,000 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $3,200 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $3,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Verandah Residences By stack
- Highest, stack 05
- $2,087 psf
- Lowest, stack 04
- $1,922 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,922 psf | 1,082 sq ft | Levels 2 to 5 | 2 |
| 05 | $2,087 psf | 463 sq ft | Levels 2 to 4 | 2 |
| 13 | $2,066 psf | 748 sq ft | Levels 1 to 5 | 2 |
| 16 | $1,989 psf | 937 sq ft | Levels 2 to 3 | 2 |
| 25 | $1,994 psf | 1,249 sq ft | Levels 1 to 4 | 4 |
| 27 | $1,941 psf | 587 sq ft | Levels 2 to 5 | 2 |
| 29 | $1,959 psf | 990 sq ft | Levels 1 to 4 | 2 |
| 31 | $2,052 psf | 463 sq ft | Levels 2 to 4 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Verandah Residences Floor plans
50 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom14 plans · 463 to 710 sq ft
2-Bedroom9 plans · 646 to 818 sq ft
3-Bedroom20 plans · 904 to 1,292 sq ft
4-Bedroom7 plans · 1,249 to 1,485 sq ft
Floor plans: Oxley Amber Pte Ltd, The Verandah Residences brochure. Developer's plans, not to scale and subject to change. Storey-5 types (H) share the typical drawing: the dotted line marks the high ceiling over the living and dining area.
The Verandah Residences Site plan
Every block in 3D, with the sun on each home →
Facilities plan: Oxley Amber Pte Ltd. Artist's impression, not drawn to scale.
The Verandah Residences Notes
How these numbers are worked out
- Grade C places The Verandah Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,048 psf at The Verandah Residences against $1,875 psf across District 5, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,031 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (12 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 3 resale caveats at The Verandah Residences ranged from $1,796 psf to $2,177 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 3 resale caveats in the 12 months to October 2026. The Historical Performance factor (4/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2021, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Haw Par Villa MRT (CC25), 470 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Verandah Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.