CENTRA HEIGHTS is a freehold development along SIMS AVENUE in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 90 units and is TOP 2014.
This profile draws on 14 recorded transactions from URA REALIS 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 12 years from TOP, CENTRA HEIGHTS 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 CENTRA HEIGHTS 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 14 sales and 232 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTRA HEIGHTS dashboard.
- Average sale price: $759,175 across 14 transactions
- Estimated gross rental yield: 4.3%
- District 14 PSF ranking: Premium tier (top 16%)
- Freehold tenure · RCR · D14 · 90 units
About CENTRA HEIGHTS
CENTRA HEIGHTS is a freehold condominium, located at SIMS AVENUE in District 14 (Geylang, Eunos) (Rest of Central Region), developed by FISSION CAPITAL PTE LTD, comprising 90 residential units, completed in 2014.
As a freehold property, CENTRA HEIGHTS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at CENTRA HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 12 | $1,665 psf | $739,204 |
| 1 BR | 2 | $1,541 psf | $879,000 |
Sales Market Overview
CENTRA HEIGHTS has recorded 14 sale transactions with an average transaction price of $759,175, ranging from $660,000 to $890,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,540 psf | $742,445 | — |
| 2022 | 2 | $1,622 psf | $724,000 | ↑ 5.4% |
| 2023 | 2 | $1,764 psf | $816,500 | ↑ 8.7% |
| 2024 | 4 | $1,762 psf | $773,194 | ↓ 0.1% |
CENTRA HEIGHTS ranks in the top 16% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, CENTRA HEIGHTS trades 19.5% below the segment benchmark.
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Rental Market Overview
CENTRA HEIGHTS has recorded 232 rental transactions with monthly rents averaging $2,713/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 179 | $2,597/mo | $1,700/mo | $3,600/mo |
| 2 BR | 53 | $3,107/mo | $2,200/mo | $4,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 49 | $2,099/mo |
| 2022 | 42 | $2,512/mo |
| 2023 | 38 | $2,963/mo |
| 2024 | 49 | $3,001/mo |
| 2025 | 41 | $2,980/mo |
| 2026 | 13 | $3,025/mo |
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Investment Analysis
Based on average rents and sale prices, CENTRA HEIGHTS delivers an estimated gross rental yield of 4.3%. 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 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows CENTRA HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTRA HEIGHTS
- Aljunied MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- MacPherson MRT
- Geylang Methodist School (Primary)
- Kong Hwa School
- Geylang Methodist School (Secondary)
Nearby MRT Stations
CENTRA HEIGHTS is 400m from Aljunied MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 400m |
| Paya Lebar | EW8 | East-West Line | 750m |
| Paya Lebar | CC9 | Circle Line | 750m |
| Dakota | CC8 | Circle Line | 910m |
| MacPherson | CC10 | Circle Line | 1.2 km |
| MacPherson | DT26 | Downtown Line | 1.2 km |
| Mountbatten | CC7 | Circle Line | 1.2 km |
| Mattar | DT25 | Downtown Line | 1.2 km |
Nearby Schools
There are 14 schools within 2 km of CENTRA HEIGHTS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 430m |
| Kong Hwa School | Primary | 440m |
| Geylang Methodist School (Secondary) | Secondary | 440m |
| One World International School (Mountbatten) | International | 920m |
| Macpherson Primary School | Primary | 1.1 km |
| Haig Girls' School | Primary | 1.2 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.6 km |
| Tao Nan School | Primary | 1.7 km |
| Canossa Catholic Primary School | Primary | 1.7 km |
| Broadrick Secondary School | Secondary | 1.8 km |
| EtonHouse International School (Broadrick) | International | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Aljunied sits about 0.40km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 90 units, CENTRA HEIGHTS 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 0.43km 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 14 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CENTRA HEIGHTS 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. 14 transactions in URA REALIS 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 CENTRA HEIGHTS?
What is the rental yield for CENTRA HEIGHTS?
Is CENTRA HEIGHTS freehold or leasehold?
How far is the nearest MRT from CENTRA HEIGHTS?
What is the tenure of CENTRA HEIGHTS?
How does CENTRA HEIGHTS compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTRA HEIGHTS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 232 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 CENTRA HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.