Editorial Signature Detail
THE VENUE SHOPPES
Signature Alpha Editorial
THE VENUE SHOPPES
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
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Baths
1
SQFT
614
Floor Level
—
URA-backed research dashboard
D13 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D13: Average S$3,650 PSF based on the latest lodged caveats.
Median PSF
S$3,527
Price Range
— — —
Transaction Count
96
Recent transacted prices
The Venue Shoppes
06/06/2026 • Floor range n/a • Size unavailable
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S$3,711 PSF
THE VENUE SHOPPES
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,711 PSF
The Venue Shoppes
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,711 PSF
THE VENUE SHOPPES
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,711 PSF
The Venue Shoppes
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,711 PSF
Property type breakdown
Commercial
96
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
The Venue Shoppes exhibits resilient growth with a 22.7% five-year appreciation, underpinned by a balanced district-level supply pipeline and stable upgrader demand. Forward projections remain optimistic yet measured, with potential best-case capital gains reaching 32.5% as 2026 liquidity support reinforces the D13 commercial landscape.
Current Underwriting
$2,160,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.1%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.7%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.7%
Base growth eases to 2.8% annually if supply and absorption soften.
Base case · 2031
+22.7%
Core Alpha Formula projection at 4.2% annualized growth.
Best case · 2031
+32.5%
Upside case expands to 5.8% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At THE VENUE SHOPPES, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$3,518
Project Mean PSF
$3,536
District Mean PSF
$3,536
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
4.8%
Rental yield
Current rental carry screens at 4.8%, while the base-case 2031 outlook still projects +22.7% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Curated project information sourced from Team SG Prop Portal's PropNex portfolio for THE VENUE SHOPPES. Contact us for the latest project positioning, release strategy, and pricing guidance.
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
THE VENUE SHOPPES
D13 · Commercial
$2,160,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $77,600
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $10,368
Maintenance: $3,600 / yr
Exit Frictions
3-Year Exit
SSD: $95,793
Agent Comm: $47,897
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $51,308
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $60,938
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula projects a total ROI of 218.4% with SGD 1,320,815 in net exit profit after selling costs, outstanding principal, cumulative interest, and SSD. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. With the current investment tax toggle, the asset remains cash-flow supportive at roughly SGD 3,432 per year before exit.
Monthly Mortgage
$6,830
Annual Net Cash Flow
$3,432
BSD
$77,600
Cash Outlay
$620,600
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Potong Pasir MRT
290 m
Geylang Bahru MRT
870 m
Woodleigh MRT
1170 m
Schools
St Andrew's School (junior) 2 Francis Thomas Drive
530 m
Bendemeer Primary School 91 Bendemeer Road
860 m
Cedar Primary School 15 Cedar Avenue
1010 m
St Andrew's School (secondary) 15 Francis Thomas Drive
400 m
Shopping
Central
310 m
Hao Mart Central
990 m
The Woodleigh Mall (2022) Central
1140 m
Tower View
Gallery
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FAQs
