Varsity Park Condominium Review — Pasir Panjang / Clementi · D05
HuatScore: 66/100 — Good
Is Varsity Park Condominium a good buy?
HuatScore rates Varsity Park Condominium 66/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.7% yield. Strongest card: Real gross yield: 3.7%. Main watch-out: No anchor demand drivers. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,523 psf
- Price from: S$2.08M
Live market data
- Resale transactions (12mo): 18
- Recent resale PSF: ~$1,430 psf
- Gross rental yield: 3.7%
What works in its favour
- Real gross yield: 3.7%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2025Q4) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- No anchor demand drivers: 23-min walk to Kent Ridge MRT (Exit A) and nearest primary (FAIRFIELD METHODIST SCHOOL (PRIMARY)) is 2023m out. Resale buyer pool narrows fast — neither kiasu parents nor convenience commuters lock in here.
- District price gap is wide: New launch PSF is +36% above the 5–10 year resale median in Pasir Panjang / Clementi. Market needs ~8 years of growth to match the entry price.
- 3 new launches competing in D5 · Pasir Panjang / Clementi: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Varsity Park Condominium suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.7% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
Up 28% since 2021 to ~$1,523 psf — market already voted. No MRT within walk — bus or car life ah.