LE CRESCENDO is a freehold development along PAYA LEBAR ROAD in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 228 units and is TOP 2006.
This profile draws on 26 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 20 years from TOP, LE CRESCENDO 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 LE CRESCENDO 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 26 sales and 217 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE CRESCENDO dashboard.
- Average sale price: $1,786,857 across 26 transactions
- Estimated gross rental yield: 2.6%
- District 14 PSF ranking: Above average (top 29%)
- Freehold tenure · RCR · D14 · 228 units
About LE CRESCENDO
LE CRESCENDO is a freehold condominium, located at PAYA LEBAR ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), developed by EVERIAN HOLDINGS PTE LTD (GUCCOLAND LTD), comprising 228 residential units, completed in 2006.
As a freehold property, LE CRESCENDO does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LE CRESCENDO:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 9 | $1,510 psf | $1,408,278 |
| 3 BR | 9 | $1,567 psf | $1,897,432 |
| 4 BR | 8 | $1,437 psf | $2,088,363 |
Sales Market Overview
LE CRESCENDO has recorded 26 sale transactions with an average transaction price of $1,786,857, ranging from $1,270,000 to $2,498,800.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,329 psf | $1,712,667 | — |
| 2022 | 5 | $1,438 psf | $1,630,000 | ↑ 8.2% |
| 2023 | 1 | $1,550 psf | $1,468,000 | ↑ 7.8% |
| 2024 | 4 | $1,445 psf | $1,513,750 | ↓ 6.8% |
| 2025 | 7 | $1,651 psf | $1,931,484 | ↑ 14.3% |
| 2026 | 3 | $1,714 psf | $2,329,633 | ↑ 3.8% |
LE CRESCENDO ranks in the top 29% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, LE CRESCENDO trades 26.3% below the segment benchmark.
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Rental Market Overview
LE CRESCENDO has recorded 217 rental transactions with monthly rents averaging $3,894/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 140 | $3,457/mo | $2,200/mo | $4,600/mo |
| 3 BR | 68 | $4,521/mo | $2,800/mo | $6,000/mo |
| 4 BR | 9 | $5,972/mo | $3,800/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 37 | $2,845/mo |
| 2022 | 51 | $3,657/mo |
| 2023 | 40 | $4,261/mo |
| 2024 | 46 | $4,318/mo |
| 2025 | 35 | $4,219/mo |
| 2026 | 8 | $4,574/mo |
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Investment Analysis
Based on average rents and sale prices, LE CRESCENDO delivers an estimated gross rental yield of 2.6%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 LE CRESCENDO (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE CRESCENDO
- MacPherson MRT
- MacPherson MRT
- Tai Seng MRT
- Mattar MRT
- Ubi MRT
- Paya Lebar Methodist Girls'
- Macpherson Primary School
- Red Swastika School
Nearby MRT Stations
LE CRESCENDO is 480m from MacPherson MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| MacPherson | CC10 | Circle Line | 480m |
| MacPherson | DT26 | Downtown Line | 480m |
| Tai Seng | CC11 | Circle Line | 600m |
| Mattar | DT25 | Downtown Line | 710m |
| Ubi | DT27 | Downtown Line | 1.2 km |
Nearby Schools
There are 5 schools within 2 km of LE CRESCENDO, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Paya Lebar Methodist Girls' School | Secondary | 180m |
| Macpherson Primary School | Primary | 490m |
| Red Swastika School | Primary | 1.2 km |
| Kong Hwa School | Primary | 1.8 km |
| Bartley Secondary School | Secondary | 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. MacPherson sits about 0.48km 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.
Solid facilities scale. 228 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Paya Lebar Methodist Girls' School sits about 0.18km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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": "green",
"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: LE CRESCENDO 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. 26 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 LE CRESCENDO?
What is the rental yield for LE CRESCENDO?
Is LE CRESCENDO freehold or leasehold?
How far is the nearest MRT from LE CRESCENDO?
What is the tenure of LE CRESCENDO?
How does LE CRESCENDO compare to other projects in the district?
What stamp duty applies for a foreign buyer of LE CRESCENDO?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 26 transactions analysed
- Rental data: 217 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 LE CRESCENDO
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.