LEVENUE is a freehold development along LENGKONG EMPAT in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 43 units and is TOP 2016.
This profile draws on 8 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 10 years from TOP, LEVENUE 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 LEVENUE 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 8 sales and 81 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LEVENUE dashboard.
- Average sale price: $815,736 across 8 transactions
- Estimated gross rental yield: 3.9%
- District 14 PSF ranking: Premium tier (top 22%)
- Freehold tenure · OCR · D14 · 43 units
About LEVENUE
LEVENUE is a freehold condominium, located at LENGKONG EMPAT in District 14 (Geylang, Eunos) (Outside Central Region), developed by MACLY PTE LTD, comprising 43 residential units, completed in 2016.
As a freehold property, LEVENUE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LEVENUE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $1,643 psf | $787,984 |
| 3 BR | 1 | $1,043 psf | $1,010,000 |
Sales Market Overview
LEVENUE has recorded 8 sale transactions with an average transaction price of $815,736, ranging from $758,000 to $1,010,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,299 psf | $890,000 | — |
| 2023 | 2 | $1,632 psf | $764,000 | ↑ 25.6% |
| 2024 | 1 | $1,668 psf | $790,000 | ↑ 2.2% |
| 2025 | 3 | $1,671 psf | $809,296 | ↑ 0.2% |
LEVENUE ranks in the top 22% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, LEVENUE trades 1.2% above the segment benchmark.
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Rental Market Overview
LEVENUE has recorded 81 rental transactions with monthly rents averaging $2,639/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 22 | $2,427/mo | $1,700/mo | $3,000/mo |
| 2 BR | 59 | $2,718/mo | $1,700/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 9 | $1,933/mo |
| 2022 | 27 | $2,496/mo |
| 2023 | 11 | $2,927/mo |
| 2024 | 14 | $2,846/mo |
| 2025 | 13 | $2,792/mo |
| 2026 | 7 | $2,943/mo |
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Investment Analysis
Based on average rents and sale prices, LEVENUE delivers an estimated gross rental yield of 3.9%. 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 | $2,184 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 LEVENUE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LEVENUE
- Bedok North MRT
- Kembangan MRT
- Kaki Bukit MRT
- Temasek Junior College
- Temasek Primary School
- Telok Kurau Primary School
Nearby MRT Stations
LEVENUE is 830m from Bedok North MRT (Downtown Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok North | DT29 | Downtown Line | 830m |
| Kembangan | EW6 | East-West Line | 860m |
| Kaki Bukit | DT28 | Downtown Line | 900m |
Nearby Schools
There are 4 schools within 2 km of LEVENUE.
| School | Type | Distance |
|---|---|---|
| Temasek Junior College | Jc | 1.7 km |
| Temasek Primary School | Primary | 1.8 km |
| Telok Kurau Primary School | Primary | 1.8 km |
| Canossa Catholic Primary School | Primary | 1.9 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.
Boutique character. With 43 units, LEVENUE 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. Temasek Junior College sits about 1.73km 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 0.83km 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.
Thin transaction history. With only 8 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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LEVENUE 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. 8 transactions in URA REALIS 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 LEVENUE?
What is the rental yield for LEVENUE?
Is LEVENUE freehold or leasehold?
How far is the nearest MRT from LEVENUE?
What is the tenure of LEVENUE?
How does LEVENUE compare to other projects in the district?
What stamp duty applies for a foreign buyer of LEVENUE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 8 transactions analysed
- Rental data: 81 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 LEVENUE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.