Touring Victoria Park Villas: Stylish leasehold enclave in District 10 next to GCBs, Money News

A 99-year-old leasehold development by CapitaLand, Victoria Park Villas is one of the youngest leasehold enclaves around. It was TOP-ed in December 2018 with a lease from September 2013 (c. Ds), and three detached houses.

They are spread over a sprawling 403,012 square foot plot of land located at the junction of Coronation Road and Victoria Park Road, have their own playground and outdoor fitness area and are less than a mile from two popular primary schools ( Nanyang Primary and Raffles Primary Girls School).



Thanks to its prime location in a Good Class Bungalow (GCB) area of ​​District 10 as well as its new lease, Victoria Park Villas’ prices aren’t as low as some might expect. According to CapitaLand CEO Wen Khai Meng, it was “the only prime residential site to be awarded under the government’s land sale program since 1996” (when it was launched), so certainly somewhat rare.

The smaller garden semi-Ds are currently listed for $5.5 million, with the last three traded prices also being $5 million or more at the time of writing. (There’s a listing for $5 million but, according to the agent, it sold out.)

Note: The 1996 GLS was for Kingsville, another leasehold development a stone’s throw from Victoria Park Villas, where current homes sell for $3.8 million and up.


There’s even a detached house asking for $23 million! Now I’m of the mindset “freehold isn’t everything and it’s worth buying a lease if you can get a better quality of life” but I must admit to being quite curious to see if this property will sell and, if so, who will end up buying it.

(According to this Straits Times article, single-family homes sold for $11-12 million at launch, with “featured buying” semi-D from $3.85 million.)


Quiet area

A number of different architects worked on this project: Mok Wei Wei of W Architects was the main contractor, but the houses were designed by AR43, HYLA and Studio Wills+Architects. Despite the different architects, the homes of Victoria Park Villas have an extremely cohesive look.

If you’re someone who gets annoyed when all the houses on a street are different and have varying heights, Victoria Park Villas is something to consider, as the houses all look remarkably similar (except for the one of the detached houses).

In fact, they blend together so well that the photos in this article may all look the same to you at a glance – spotting the differences would be something like the game Where’s Wally we played as kids.


I have to say that the visit to Victoria Park Villas was one of the most enjoyable of my leasehold series so far. For those looking for an attached house, it’s not just about the plot of land it sits on, but the surroundings also play an important role.

So what’s great here is that the area is spacious with nice wide roads and the houses have so much greenery that the area is extremely lush and peaceful. (Note: The houses have been designed in accordance with the new LTA requirements for wider roads of 15.4m in subdivisions).


Walking around the estate, I could see some pretty birds (not the usual sparrow or mynahs) nesting in the planters outside some of the houses, and I felt like I had been transported to a serene suburb Australian or European, instead of busy and noisy Singapore.

Looking around, there wasn’t a tall building in sight, which helped add to the out-of-Singapore atmosphere. Other than a few noises from some houses (from the kitchen or people talking) you hear no traffic noise and the general vibe was one of tranquility.


Indoor-outdoor living

one of the reasons the estate feels very spacious is that the houses all have very generous front lawns. You can view a video captured by drone here, although note that this was taken while the houses were still under construction, so it doesn’t show how green the area is now.

Personally, I love outdoor spaces and appreciate how these front yards are elevated (above the car porch) making them feel airier and more private than the typical Singapore garden.

Unfortunately, the extra outdoor space comes at a cost. The usable interior space of the house is, in my opinion, small and the rooms feel cramped. Although it’s an attached house, they feel smaller than some apartments, especially older resale condos.

I may have a preconception that the rooms should be large as this is a house in the prestigious D10 area, but I have seen several townhouses with smaller lots and larger rooms. (1,900 square feet vs. the 2,200+ square feet of semi-Ds here, with the same number of bedrooms).


Probably due to the hilly nature of the terrain, there are many steps in some houses: steps in the garden, steps between the living room and the dining room, etc. So, although the houses have an elevator, they may not be very convenient. for families with elderly members, as steps are a tripping hazard as you get older.

In addition, the steps between the separate living and dining room and the steps take up an awkward space, which results in a narrower living and dining room. (You can check out the steps in this video of a villa with swimming pool for reference.)

Although there are four floors, keep in mind that one is a basement and the other an attic – both are not very desirable for working during the day. Attic bedrooms are notoriously hot, and homes at Victoria Park Villas don’t appear to have passive cooling devices to help mitigate this. (I could be wrong on this as I’m not a trained architect, just a layman who has read about passive cooling.)

So I could see the attic functioning as a bedroom but not really as an office or work from home unless you don’t mind having air conditioning (AC) 24/7.


As for the basement, although it has small motorized windows, it’s still quite dark (and I imagine there’s not much wind.) I can see it’s a good riddance or an entertainment room, maybe a movie theater or a bar maybe, but definitely not a very pleasant home office, unless you’re someone who doesn’t like sunlight.

There is also a bedroom and bathroom planned as a granny’s room in the basement, which is good planning for aging Singapore, but I’m not sure many grandmas (in especially those who can afford to live in the D10) would like to live in the dark. basement. (There is, however, an elevator in the house, so Granny can have her bedroom upstairs, and doesn’t have to be consigned to the basement.)



Although this area is praised for its accessibility, this is only true for Victoria Park Villas if you have a car. In fact, whenever I mention the area to people, their first response is usually “It’s very deep”. While the enclave is between two MRT stations, it takes 20-21 minutes on foot to get to either (Tan Kah Kee or Farrer Road MRT.

Presumably it’s about the same distance from the bus stop, as you have to walk to the main road to get to the bus.) The nearest shops and restaurants would be in Coronation Plaza (which has an NTUC Finest) and Empress Market, which is a 17-20 minute walk away.


After raising all the points above, it might seem like I’m not a big fan of the development. In fact, I think it’s a great area to live in. I certainly wouldn’t mind living there if I could afford it, provided one has a smaller family, enjoys living outdoors and doesn’t mind the smaller indoor spaces . (Or families trying to get their children into Nanyang or Raffles Primary!)

For those on a budget who don’t need to stay in central Singapore, join me next week as we venture into other leasehold land developments that are easier on the pocket!

ALSO READ: Touring Teacher’s Housing Estate: The cheapest and most spacious freehold land estate

This article was first published in Stackedhomes.