Type

Units

Min Area

Price Range

1 BR

441 sqft

From S$755Xk

2 BR

818 sqft

From S$1.3XM

Property Highlights

1-bedroom unit priced at S$755,000 with 441 sqft of thoughtfully designed living space
Located just 13 minutes' walk (1.08 km) from NS19 Toa Payoh MRT Station for excellent connectivity
Strong position in a mature, established residential neighbourhood with robust rental demand
Compact footprint ideal for first-time buyers, investors, and young professionals seeking efficient living
Strategic location balances urban convenience with proximity to schools, healthcare, and commercial amenities

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Ref: 500161871

The Verve: A Smart 1-Bedroom Investment in Toa Payoh

The Verve stands as a compelling residential offering in one of Singapore's most sought-after matured estates. This 1-bedroom, 1-bathroom condominium spans 441 square feet and is positioned at S$755,000, representing a carefully calibrated entry point for a diverse range of property seekers in the current market. Located at 23 Jalan Rajah Road, the unit capitalises on Toa Payoh's enduring appeal as a neighbourhood that seamlessly blends residential tranquillity with urban accessibility.

Location and Connectivity Benefits

Situated merely 1.08 kilometres from NS19 Toa Payoh MRT Station, this property offers a walking distance of approximately 13 minutes to one of Singapore's most critical transport nodes. The North-South Line connectivity positions residents within swift reach of the city's central business district, making commutes to Raffles Place, Marina Bay, and the CBD straightforward and efficient. This proximity to mass rapid transit has historically been a key driver of capital appreciation and rental appeal across Singapore's property market, and The Verve's positioning capitalises on this principle effectively.

The 441 Square Feet Advantage

The unit's 441-square-foot layout represents a carefully optimised use of space that appeals to those prioritising efficiency over sprawl. First-time buyers often gravitate towards this proportion as it delivers sufficient separation between sleeping and living zones without the maintenance burden or property tax implications of larger formats. The dimensions also translate favourably when calculating cost-per-square-foot metrics against competing stock in the immediate vicinity, offering tangible value in an area where land scarcity continues to command premium pricing.

Toa Payoh as a Residential Ecosystem

Toa Payoh's reputation as a thriving, multi-generational neighbourhood underpins the sustained demand for units like The Verve. The estate boasts comprehensive infrastructure: Toa Payoh Hospital stands as a major medical facility, Toa Payoh Library serves as a cultural anchor, and the neighbourhood's numerous hawker centres, including the iconic Toa Payoh Lorong 4 food market, reinforce its appeal as a self-contained community. Schools such as Tao Nan School and Pei Chun Public School are within walking distance, making the area particularly attractive to upgrading families seeking to minimise disruption to schooling arrangements.

Rental Yield and Investment Potential

For investors evaluating The Verve as a capital-deployable asset, the neighbourhood's rental profile merits careful consideration. Toa Payoh has demonstrated consistent rental absorption across all unit sizes, driven by demand from young professionals, relocating expatriates, and established tenants seeking mature-estate amenities at lower rental points than newer central-location developments. The 1-bedroom format, in particular, commands steady tenant interest, with rental yields in comparable Toa Payoh stock historically tracking between 3.0% and 4.2% gross annual return, depending on unit condition, floor level, and block exposure. The S$755,000 acquisition price positioned against prevailing monthly rental ranges for comparable units could translate into meaningful cash-on-cash returns, especially for leveraged purchases where mortgage interest deductions are factored into the investment calculus.

Price Per Square Foot Context

At S$755,000 for 441 square feet, The Verve's asking price translates to approximately S$1,712 per square foot. Recent transactional data from comparable resale 1-bedroom units in Toa Payoh's mature condominium stock has ranged between S$1,650 and S$1,850 psf, depending on the specific block's vintage, structural condition, and remaining lease tenor. This pricing sits comfortably within the accepted band for the precinct, suggesting neither aggressive positioning nor undervaluation relative to recent arm's-length sales. Buyers should request the agent provide copies of recent comparable transactions within the same development or immediate 500-metre radius to validate whether this price represents fair value for their particular circumstances.

Suitability Across Buyer Personas

The Verve serves multiple buyer archetypes effectively. First-time buyers find the entry price and maintenance-light apartment format aligned with prudent capital deployment; the absence of a private landed property's structural risks and annual maintenance costs appeals to those building an initial property portfolio. Young professionals and downsizers benefit from the efficient floor plan and proximity to mass transit, enabling time savings on daily commutes. Property investors recognise the neighbourhood's rental resilience and view the 1-bedroom category as a perennially in-demand rental segment. Additionally, those seeking a pied-à-terre near family members already settled in Toa Payoh find the location particularly convenient.

Financing Considerations and TDSR Headroom

At S$755,000, prospective buyer eligibility hinges significantly on individual income profiles and existing debt servicing commitments. A conventional bank mortgage at 80% loan-to-value would require a cash down payment of S$151,000, with the remaining S$604,000 financed over a 25-year term at prevailing rates (typically 3.5% to 4.0% as of this assessment period). Monthly loan repayments would approximate S$3,100 to S$3,300, necessitating a gross household monthly income of approximately S$7,400 to S$8,000 to remain comfortably within the TDSR ceiling. First-time buyer schemes and concessional rates offered by certain financial institutions may improve the servicing picture, so engaging a mortgage broker to model multiple scenarios is advisable prior to formal offer submission.

Leasehold Tenure and Depreciation Risk

As a condominium unit in a matured estate, The Verve operates under leasehold tenure, with the specific unexpired lease term being a critical valuation variable not detailed in the current listing particulars. Should the unit carry a remaining lease of 99 years or longer, depreciation risk remains manageable and unlikely to impair the property's future tradability materially. However, units with leases below 80 years begin facing financing restrictions from conservative lenders and may encounter reduced buyer appetite, particularly from HNW purchasers seeking heritage assets. Prospective buyers must obtain a certified copy of the land title from the Singapore Land Authority to confirm the exact lease commencement date and remaining term; this single document is indispensable to any purchasing decision.

Capital Appreciation Dynamics

Toa Payah's capital appreciation trajectory over the past decade has tracked broadly in line with Singapore's private residential market, with annual appreciation rates averaging 2% to 3% during the 2015-2023 period, albeit with intervening cycles of softness. The introduction of new MRT stations, major HDB rejuvenation projects, and infrastructural upgrades within the precinct have historically supported value retention and moderate growth. The North-South Line's continued role as a primary arterial transport corridor suggests that proximity to Toa Payoh MRT will remain a demand anchor, supporting long-term capital stability even if near-term price momentum proves muted.

Comparative Competitive Landscape

The Verve's pricing and specifications warrant benchmarking against neighbouring developments within the same 1-2 kilometre radius. Competing stock in blocks such as nearby older-vintage condominiums and Housing Development Board resale flats across the Toa Payoh precinct should be reviewed to establish whether S$755,000 represents optimal value. New supply is limited in this immediate zone, as the estate's matured status means that greenfield development opportunities are scarce; this relative scarcity of new inventory underscores the stability of existing resale stock like The Verve, though it also means that buyer choice is constrained compared to newer estates such as Sengkang or Punggol.

The Pathway Forward

For those contemplating acquisition of The Verve, the property merits an in-person inspection to assess interior condition, unit orientation, natural light ingress, and the broader development's aesthetic maintenance standards. Engage a property lawyer to conduct a full title search and S$755,000 valuation check against recent sales data. Request from the agent a detailed breakdown of monthly maintenance fees, annual property tax, and any outstanding or planned major works within the development. Once these fundamentals are confirmed, buyers can proceed with confidence that they have exercised due diligence appropriate to an investment of this magnitude.

Frequently Asked Questions

What is the estimated gross rental yield for The Verve if purchased as an investment property?

Based on comparable 1-bedroom rental data in Toa Payoh, units of similar specification and floor level typically achieve gross annual rental yields between 3.0% and 4.2%, depending on unit condition, aspect, and block vintage. At an asking price of S$755,000, this translates to estimated annual rental income of S$22,650 to S$31,710, or approximately S$1,890 to S$2,640 per month in gross rent. However, actual yields will vary based on the specific unit's floor level, block exposure, and whether maintenance arrears or upcoming major works affect tenant appeal. Prospective investors should request the agent provide evidence of recent lettings in The Verve itself, as internal comparable sales data will prove more predictive of individual unit performance than estate-wide averages. After accounting for property management fees (typically 5-7% of gross rent), agent commissions (0.5-1%), maintenance contributions, and property tax, net yields will typically range 2.0% to 3.2% annually.

How does the S$755,000 asking price compare to recent psf transactions in Toa Payoh's resale market?

The asking price translates to approximately S$1,712 per square foot, which aligns with recent transactional evidence from comparable 1-bedroom resale units across Toa Payah's mature condominium stock, where psf ranges have typically tracked between S$1,650 and S$1,850 depending on the specific block, unit condition, and floor level. Recent transactions for units with similar square footage in neighbouring developments have settled around the S$1,700-S$1,800 psf band, suggesting The Verve is neither aggressively priced nor undervalued relative to the prevailing market. However, psf should not be the sole valuation metric; absolute condition, remaining lease tenure, floor level, and development reputation are equally material to price justification. Buyers are strongly advised to request the agent provide evidence of at least five comparable sales within the same development or immediately adjacent blocks from the past six months to establish whether S$1,712 psf represents fair value in the current market cycle.

What Additional Buyer's Stamp Duty implications apply to a non-first-time buyer purchasing The Verve at S$755,000?

For buyers acquiring The Verve as a second residential property, Additional Buyer's Stamp Duty (ABSD) applies at the rate of 15% on the purchase price, in addition to standard Buyer's Stamp Duty. At S$755,000, ABSD would total S$113,250, representing a material cost that must be factored into the total acquisition outlay and cash-on-cash return calculations for investment scenarios. For a second property purchase, therefore, the true cash outlay would be approximately S$151,000 (20% down payment on the unit price) plus S$113,250 (ABSD), equalling approximately S$264,250 in total upfront capital before legal and inspection fees. This ABSD levy significantly diminishes the investment proposition unless the rental yield expectation is sufficiently robust to absorb the additional acquisition cost within a reasonable payback period (typically 7-10 years for buy-to-let investors). Notably, ABSD may be remitted if the buyer disposes of an existing residential property within six months of The Verve's purchase completion; this exemption window is critical for upgraders and those consolidating property holdings, and legal counsel should be engaged to model the tax implications of any such transition strategy.

What lease depreciation risks exist, and how could they impact The Verve's resale value?

Lease tenor is absolutely critical to valuation and future tradability; The Verve's lease commencement date must be confirmed immediately via the Singapore Land Authority title search. Should the unit carry a remaining lease of 99 years or longer, depreciation risk remains minimal and is unlikely to materially impair future buyer demand or bank lending appetite. However, if the remaining lease is below 90 years (and particularly below 80 years), the unit will begin facing meaningful financing restrictions from conservative lenders, reduced buyer pools during resale, and potential valuation haircuts of 5-15% depending on the exact lease tenor and market conditions at time of sale. Units with remaining leases below 60 years become increasingly difficult to finance and market, as many institutional investors and owner-occupiers impose minimum lease-life requirements. A leasehold property with a 70-year remaining tenure might face a 10-15% valuation discount compared to an identical unit with 99-year tenure, translating to potential S$75,000-S$115,000 in lost equity over a 10-year holding period. Buyers must obtain the certified lease document before committing to offer; this single document is non-negotiable and forms the foundation of any purchase decision.

How does proximity to Toa Payoh MRT affect demand and long-term capital appreciation for The Verve?

The 1.08-kilometre distance and 13-minute walk to NS19 Toa Payoh MRT Station represents a material demand driver for this property and a key anchor supporting capital stability and rental absorption. Properties within 1.5 kilometres of major MRT stations in Singapore historically command 15-25% price premiums relative to comparable units 2-3 kilometres away, and this accessibility premium has proven durable across multiple market cycles. The North-South Line is among Singapore's most utilised transport corridors, facilitating efficient commutes to the Central Business District, Marina Bay, and the East Coast, making Toa Payoh Station particularly attractive to young professionals and expatriates. Over the past decade, Toa Payoh properties have appreciated at 2-3% annually on average, broadly aligned with Singapore's overall private residential market; whilst this appreciation rate may appear modest compared to newer estates, it reflects the matured status of the neighbourhood and the relative scarcity of disruptive new supply. Looking forward, the MRT proximity should provide a floor to capital depreciation even in downturn scenarios, as the transport link's strategic importance is unlikely to diminish. Buyers seeking capital preservation and rental stability will find the MRT proximity particularly reassuring, though those seeking aggressive appreciation may prefer newer growth estates such as Sengkang or Punggol.

Is The Verve suitable for first-time homebuyers, and what advantages does it offer this cohort?

The Verve is highly suitable for first-time buyers, offering several strategic advantages aligned with this cohort's typically modest initial capital and conservative risk appetite. At S$755,000, the entry price sits within the accessible range for dual-income young professional households, particularly when combined with first-time buyer mortgage schemes offering up to 90% loan-to-value with relaxed TDSR calculations. The 1-bedroom, 1-bathroom layout requires minimal maintenance effort and structural decision-making, allowing first-timers to concentrate on the property fundamentals—location, transport, neighbourhood amenities—rather than navigating complex renovation decisions. Toa Payoh's matured infrastructure, proximity to schools, and comprehensive amenity base appeal to young families, whilst the MRT connectivity serves those prioritising career flexibility and commute efficiency. Additionally, first-timers often benefit from property tax reliefs and modest stamp duty, reducing total acquisition costs relative to second-property buyers; this tax efficiency can represent S$30,000-S$50,000 in savings compared to investor scenarios. For first-timers, the unit's moderate size also provides psychological confidence as an entry-level asset, enabling users to build equity steadily before potentially upgrading to larger formats once career progression and family expansion demand additional space. The mature estate's stability, active resale market, and absence of speculative volatility make The Verve a prudent architectural choice for those establishing their property portfolio foundation.

What financing headroom and TDSR implications exist for typical buyers at this S$755,000 price point?

At S$755,000, Total Debt Servicing Ratio (TDSR) constraints typically require a gross household monthly income of approximately S$7,400-S$8,000 to support an 80% loan-to-value mortgage (S$604,000) over a standard 25-year amortisation period at prevailing rates (3.5-4.0% as of current market conditions). Monthly loan repayments would approximate S$3,100-S$3,300, and TDSR regulations cap total monthly debt servicing obligations at 60% of gross household income, leaving approximately S$4,400-S$4,800 of monthly servicing headroom for car loans, credit card facilities, or other existing liabilities. For buyers with existing debt obligations (mortgage, car loan, personal loans), the available headroom for The Verve's purchase may be constrained; a detailed debt review with the intended lending bank is essential to confirm final approval before making a formal offer. First-time buyers may access Housing Development Board concessional mortgage schemes offering extended tenors and relaxed TDSR calculations (typically 65% TDSR for first-time buyers), which improves accessible affordability by approximately S$100,000-S$150,000 in aggregate purchasing power. Buyers approaching the upper boundary of their affordability envelope should model stress scenarios assuming a 1-2% interest rate rise, as unexpected rate movements could meaningfully compress monthly servicing headroom and create cash-flow pressure. Engagement with a mortgage broker to canvas multiple lending options is strongly recommended, as competitive tension between banks can yield rate concessions of 0.25-0.50% and repayment flexibility terms that prove highly valuable over a 25-year mortgage tenure.

How does The Verve compare to competing 1-bedroom offerings in Toa Payoh and nearby precincts?

The Verve's S$755,000 asking price and 441-square-foot specification sit at the midpoint of comparable 1-bedroom stock across Toa Payoh's mature condominium estate, with competing units ranging typically between S$720,000 and S$850,000 depending on block vintage, floor level, and remaining lease tenure. Older-vintage blocks (1990s-2000s development) often offer marginal price discounts of 5-10% relative to newer stock but may present higher maintenance volatility risks and aging infrastructure concerns. Newer development pockets (post-2010) command modest premiums but offer modern building management systems, updated common facilities, and more appealing architectural finishes. Compared to nearby precincts such as Bishan (approximately 1.5 kilometres away), 1-bedroom stock typically trades 8-12% above Toa Payoh price points due to Bishan's newer estate status and different demographic composition; conversely, Novena (2 kilometres away) and Ang Mo Kio (2.5 kilometres away) offer comparable or slightly lower pricing but deliver less mature neighbourhood amenities and greater distance to central business district employment hubs. Within Toa Payoh itself, The Verve's S$1,712 psf positioning sits comfortably within the prevailing band, neither commanding a scarcity premium nor trading at a distressed discount. Buyers should physically inspect 3-4 competing units in Toa Payoh and adjacent precincts to build conviction regarding The Verve's relative quality-to-price proposition; this direct comparison process typically proves far more valuable than spreadsheet analysis of psf alone.

Which floor levels and stack locations offer the best value proposition within The Verve development?

Floor level and stack orientation materially affect both valuation and rental appeal for 1-bedroom units like The Verve; lower-tier units (floors 3-8) typically trade at 3-6% discounts to mid-level units (floors 9-18) due to reduced natural light, greater street noise exposure, and lower perception of privacy and prestige. Mid-level units command the optimal pricing as they deliver excellent natural light, minimal noise intrusion, and perception of security without commanding the substantial premiums (8-15%) that upper-tier units (floors 19+) often attract. Corner and edge-stack units typically trade 2-4% above internal stack units due to enhanced cross-ventilation, dual-aspect natural light, and superior outdoor vistas. Units facing the development's quieter facade (rear-facing, away from primary roads) often command 5-8% premiums over road-facing units, particularly important for 1-bedroom apartments where bedroom window orientation directly affects occupant wellbeing and rental appeal. Conversely, ground-floor units may trade at 8-12% discounts due to privacy and security concerns, though this discount can be offset if ground-floor units feature direct garden access or enhanced outdoor amenities. For value-conscious buyers prioritising rental yield, mid-level (floors 10-15) rear-facing stack units typically offer the most attractive risk-adjusted proposition, balancing price accessibility against strong rental demand and tenant satisfaction. Buyers should request a detailed floor plan and site plan from the agent to identify which specific unit stacks face development amenities, green zones, or primary roads; this granular information will materially refine your valuation assessment and negotiating strategy.

What is the future development pipeline in Toa Payoh, and how might it affect The Verve's capital appreciation prospects?

Toa Payoh is a fully matured residential estate with minimal remaining greenfield development potential; the Urban Redevelopment Authority's master plan designates the precinct as consolidated residential, meaning large-scale new condominium supply is unlikely in the medium-term (5-10 year) outlook. This supply constraint typically benefits existing resale stock like The Verve by limiting competitive pressure from new launches and maintaining absorbed demand across the neighbourhood's existing housing stock. However, nearby precincts such as Sengkang and Punggol continue attracting significant new condominium launches, which may divert potential upgrader demand away from Toa Payoh over the longer term. The Housing Development Board has announced major rejuvenation and infill projects across multiple Toa Payoh precincts, which should enhance neighbourhood amenities and maintain demand from both owner-occupiers and investors. Government land sales (GLS) initiatives in neighbouring sites such as Mayflower and MacPherson may introduce new residential supply within 2-3 kilometres of The Verve over the next decade; whilst this supply is unlikely to be directly substitutional, it may create marginal pricing pressure on older-vintage stock if competitive new launches offer superior finishes and amenities at comparable price points. Infrastructure investments, including Toa Payoh HDB's enhancement plans and commercial rejuvenation along Toa Payah Lorong 4, should support long-term neighbourhood vitality and demand resilience. Overall, The Verve's long-term capital appreciation prospects appear modest but stable, reflecting Toa Payoh's mature, supply-constrained status and strong fundamentals; buyers should not expect the 5-7% annual appreciation seen in emerging estates, but should anticipate steady 1.5-3.0% annual appreciation reflecting inflation and underlying transport-driven demand anchors.

The Verve Condo: 1-Bed 441 sqft, $755K, Toa Payoh