ASTOR is a 75-year balance leasehold development along LENGKONG EMPAT in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 55 units and is TOP 2007.
This profile draws on 15 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 19 years from TOP, ASTOR is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 14 (Geylang / Eunos), the immediate context for ASTOR 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 16 sales and 34 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ASTOR dashboard.
- Average sale price: $1,170,924 across 16 transactions
- Estimated gross rental yield: 3.6%
- District 14 PSF ranking: Mid-range (top 74%)
- 99 yrs lease commencing from 2002 · OCR · D14 · 55 units
About ASTOR
ASTOR is a 99 yrs lease commencing from 2002 condominium, located at LENGKONG EMPAT in District 14 (Geylang, Eunos) (Outside Central Region), developed by ASTOR PROPERTIES PTE LTD, comprising 55 residential units, completed in 2007.
With approximately 75 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 ASTOR:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,145 psf | $990,355 |
| 3 BR | 11 | $1,144 psf | $1,253,000 |
Sales Market Overview
ASTOR has recorded 16 sale transactions with an average transaction price of $1,170,924, ranging from $825,000 to $1,548,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $930 psf | $915,000 | — |
| 2022 | 3 | $1,013 psf | $1,034,592 | ↑ 8.9% |
| 2024 | 3 | $1,190 psf | $1,176,000 | ↑ 17.5% |
| 2025 | 6 | $1,278 psf | $1,378,833 | ↑ 7.4% |
| 2026 | 1 | $1,244 psf | $1,085,000 | ↓ 2.6% |
ASTOR ranks in the top 74% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, ASTOR trades 26.2% below the segment benchmark.
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Rental Market Overview
ASTOR has recorded 34 rental transactions with monthly rents averaging $3,510/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 21 | $3,502/mo | $2,350/mo | $4,800/mo |
| 3 BR | 13 | $3,523/mo | $2,750/mo | $4,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,850/mo |
| 2022 | 6 | $3,125/mo |
| 2023 | 8 | $4,013/mo |
| 2024 | 8 | $3,700/mo |
| 2025 | 4 | $3,525/mo |
| 2026 | 3 | $3,517/mo |
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Investment Analysis
Based on average rents and sale prices, ASTOR delivers an estimated gross rental yield of 3.6%. This is above the Singapore-wide benchmark of approximately 3%.
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 ASTOR (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ASTOR
- Kaki Bukit MRT
- Bedok North MRT
- Kembangan MRT
- Eunos MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Temasek Junior College
Nearby MRT Stations
ASTOR is 840m from Kaki Bukit MRT (Downtown Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kaki Bukit | DT28 | Downtown Line | 840m |
| Bedok North | DT29 | Downtown Line | 860m |
| Kembangan | EW6 | East-West Line | 880m |
| Eunos | EW7 | East-West Line | 1.5 km |
Nearby Schools
There are 4 schools within 2 km of ASTOR.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 1.8 km |
| Canossa Catholic Primary School | Primary | 1.8 km |
| Temasek Junior College | Jc | 1.8 km |
| Temasek Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 75 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.
Boutique character. With 55 units, ASTOR 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. Telok Kurau Primary School sits about 1.78km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.84km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 15 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: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: ASTOR sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 15 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 ASTOR?
What is the rental yield for ASTOR?
Is ASTOR 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: 16 transactions analysed
- Rental data: 34 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 ASTOR
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 ASTOR against staying public? These HDB towns sit within walking or short-drive distance: