28 IMPERIAL RESIDENCES is a 89-year balance leasehold development along LORONG 26 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 42 units and is TOP 2016.
This profile draws on 11 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 10 years from TOP, 28 IMPERIAL RESIDENCES is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 14 (Geylang / Eunos), the immediate context for 28 IMPERIAL RESIDENCES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 11 sales and 99 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 28 IMPERIAL RESIDENCES dashboard.
- Average sale price: $805,182 across 11 transactions
- Estimated gross rental yield: 4.0%
- District 14 PSF ranking: Premium tier (top 25%)
- · RCR · D14 · 42 units
About 28 IMPERIAL RESIDENCES
28 IMPERIAL RESIDENCES is a condominium, located at LORONG 26 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), developed by MJM CAPITAL PTE LTD, comprising 42 residential units, completed in 2016.
With approximately 89 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 28 IMPERIAL RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 6 | $1,669 psf | $740,000 |
| 1 BR | 4 | $1,468 psf | $891,750 |
| 2 BR | 1 | $1,144 psf | $850,000 |
Sales Market Overview
28 IMPERIAL RESIDENCES has recorded 11 sale transactions with an average transaction price of $805,182, ranging from $700,000 to $957,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,199 psf | $800,000 | — |
| 2023 | 4 | $1,512 psf | $814,250 | ↑ 26.1% |
| 2024 | 6 | $1,631 psf | $800,000 | ↑ 7.9% |
28 IMPERIAL RESIDENCES ranks in the top 25% of condos in District 14 by average PSF.
Compared to the RCR average of $2,049 psf, 28 IMPERIAL RESIDENCES trades 24.4% below the segment benchmark.
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Rental Market Overview
28 IMPERIAL RESIDENCES has recorded 99 rental transactions with monthly rents averaging $2,711/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 44 | $2,388/mo | $1,700/mo | $3,400/mo |
| 2 BR | 55 | $2,969/mo | $2,000/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 20 | $2,153/mo |
| 2022 | 19 | $2,411/mo |
| 2023 | 18 | $3,111/mo |
| 2024 | 15 | $2,933/mo |
| 2025 | 21 | $2,881/mo |
| 2026 | 6 | $3,167/mo |
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Investment Analysis
Based on average rents and sale prices, 28 IMPERIAL RESIDENCES delivers an estimated gross rental yield of 4.0%. This places it among the higher-yielding condos in Singapore.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,185 psf | 482 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,763 psf | 367 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,929 psf | 354 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,327 psf | 234 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,834 psf | 229 |
Location Map
Map shows 28 IMPERIAL RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 28 IMPERIAL RESIDENCES
- Aljunied MRT
- Dakota MRT
- Mountbatten MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- One World International School (Mountbatten)
Nearby MRT Stations
28 IMPERIAL RESIDENCES is 550m from Aljunied MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 550m |
| Dakota | CC8 | Circle Line | 580m |
| Mountbatten | CC7 | Circle Line | 680m |
| Paya Lebar | EW8 | East-West Line | 1.2 km |
| Paya Lebar | CC9 | Circle Line | 1.2 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.3 km |
| Stadium | CC6 | Circle Line | 1.5 km |
| Kallang | EW10 | East-West Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of 28 IMPERIAL RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 170m |
| Geylang Methodist School (Secondary) | Secondary | 350m |
| One World International School (Mountbatten) | International | 380m |
| Kong Hwa School | Primary | 720m |
| Haig Girls' School | Primary | 1.2 km |
| Tanjong Katong Primary School | Primary | 1.5 km |
| Tao Nan School | Primary | 1.6 km |
| Macpherson Primary School | Primary | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
| EtonHouse International School (Broadrick) | International | 1.8 km |
| Tanjong Katong Girls' School | Secondary | 1.8 km |
| Canadian International School (Tanjong Katong) | International | 1.9 km |
Adequate lease horizon. Around 89 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Aljunied is about 0.55km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 42 units, 28 IMPERIAL RESIDENCES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Geylang Methodist School (Primary) sits about 0.17km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 11 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 28 IMPERIAL RESIDENCES combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 11 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 28 IMPERIAL RESIDENCES?
What is the rental yield for 28 IMPERIAL RESIDENCES?
Is 28 IMPERIAL RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 11 transactions analysed
- Rental data: 99 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 28 IMPERIAL RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 758 condo transactions recorded in District 14 over the last 12 months, 93% resale, 6% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 28 IMPERIAL RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (130m away), an upgrader gap of about $50,000
- Kallang/whampoa — 4-room average $882,887 (920m away)