Villa Marina
Jalan Sempadan · District 15 · Outside Central Region (OCR) · 99 yrs lease commencing from 1995
Villa Marina is a condominium development in District 15 (OCR). Based on 76 URA-recorded transactions from 2021–2026, its median price is $1,800,000, with prices moving about 7.8%/yr and a gross rental yield near 3.5%.
The verdict · for an investor
Villa Marina · Condominium · District 15 · Leasehold
On balance, Villa Marina points up.
Strong track record — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 7 min on foot; 3 supermarkets, 1 food & retail spot nearby.
- Rentable — ~3.5% gross yield; transport nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +45.8%, 3-bed +20.0%, 5-bed +12.5% since 2021.
- Steady ~3.5% gross rental yield.
What's holding it back
- Leasehold, ~68 years left — the lease clock weighs on price and financing the older it gets.
- Its recent +7.8%/yr rode a hot cycle — don't bank on that pace repeating.
- No Primary-1 priority school within 1km.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,281 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,281 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.70M
Aim at the middle or below. A patient buyer has been getting closer to $1.64M.
If you’re selling
~$1.77M
List at the top of fair; realistic close is $1.70M–$1.72M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.90M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~7.8%/yr), and past pace never promises the future.
Built from URA transactions for Villa Marina — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Villa Marina
Outside Central Region (OCR) · District 15 · ~$1,340 psf · 3.5% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Villa Marina, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,340 psf, Villa Marina is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~7.8%/yr over ~5 years). The real watch-out: about 2,896 brand-new units come up for sale in this district by 2028 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — use the incoming supply as your reason to negotiate the price down now, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
Villa Marina's own prices have softened — about -8% in the latest year.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,896 new units are still unsold in this district, with the first big batch finishing around 2028 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 15 recent ones are around 91% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents at Villa Marina have been flat over the last couple of years.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,340 psf is ~28% below similar nearby projects (~$1,871). good value
(The whole suburbs average is ~$1,534 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Villa Marina has grown ~7.8%/yr over ~5 years. Similar nearby: Seaside Residences 2.7%, Mandarin Gardens 3%, Neptune Court 3.9%, Flamingo Valley 5.5% — a 2.7–5.5%/yr spread (most around 3.9%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,800,000
2021–2026 (URA)
Appreciation
7.8%/yr
median trend
Gross yield
3.5%
~$3.87/psf rent
Lease
~68 yrs left
leasehold
Villa Marina median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Villa Marina fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Villa Marina
Questions people ask about Villa Marina
Is Villa Marina freehold or leasehold?
Villa Marina is on a 99-year lease that began in 1995, so about 68 years remain. It sits in District 15 (Outside Central Region (OCR)).
How much does Villa Marina cost per square foot?
Recent transactions at Villa Marina are around $1,340 psf. Across its record, transacted prices range from $1,270,000 to $2,600,000.
Which primary schools are near Villa Marina?
Within 1–2 km: Opera Estate Primary School, Ngee Ann Primary School, St. Stephen's School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Villa Marina?
The nearest MRT is Siglap MRT, about 330 m away (straight-line).
Has Villa Marina gone up in value?
Across 76 URA-recorded transactions (2021–2026), prices at Villa Marina have moved about 7.8% a year on average, with a gross rental yield near 3.5%. That is a past record, not a forecast.
What condos are comparable to Villa Marina?
Within a short walk: Seaside Residences, Mandarin Gardens, Laguna Park, Lagoon View, Flamingo Valley. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Villa Marina a good buy?
Villa Marina sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.