Mori is one of the few genuinely freehold condominiums launched in Singapore in the early 2020s — a boutique 137-unit development by Roxy-Pacific Holdings sitting on Guillemard Road in District 14. In a market increasingly dominated by 99-year leasehold mass-market launches, Mori's perpetual tenure stands out immediately, and it is that single characteristic that shapes almost every aspect of the investment case here. The project received its Temporary Occupation Permit (TOP) in 2021 and reached completion by 2025 across its part-five, part-eight storey residential block. With only 137 units, Mori is a deliberately low-rise, low-density community that offers a level of exclusivity rarely found at this price point in the Rest of Central Region (RCR).
Guillemard Road occupies a compelling in-between geography: it lies squarely between the established Paya Lebar regional commercial hub to the north-east and the Kallang/Mountbatten waterfront corridor to the south-west. Residents can walk to Aljunied MRT (East West Line, EW9) in roughly eight minutes and reach Mountbatten MRT (Circle Line, CC7) in a similar span, meaning Mori is one of the rare District 14 addresses with genuine two-line MRT access. This connectivity, combined with freehold tenure and a relatively small quantum, positions Mori at an interesting intersection of affordability, investment longevity, and locational upside.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 14 — encompassing Geylang, Eunos, and Paya Lebar — is one of Singapore's most intriguing property submarkets. Historically, it has been discounted relative to Districts 9, 10, and 11 because of the Geylang entertainment belt, yet it has quietly delivered solid capital appreciation over the past decade as Paya Lebar Central matured into a fully-fledged commercial node. The Urban Redevelopment Authority (URA) has designated Paya Lebar as a regional centre, and the S$3.2 billion Paya Lebar Quarter (PLQ) regeneration — comprising Grade A offices, a major retail mall, and high-end residences — has demonstrably revalued the surrounding residential addresses. Mori sits approximately 1.1 km from Paya Lebar MRT interchange, comfortably within the spillover catchment of this transformation.
More significantly for long-term owners, the planned relocation of Paya Lebar Air Base from 2030 onwards will free up more than 800 hectares of land — larger than the entire towns of Bishan or Ang Mo Kio — for phased redevelopment into a new town benchmarked as the premier regional centre in the East. URA's draft masterplan envisions this as a transformational decades-long uplift for the entire eastern corridor of Singapore, and District 14 freehold land is positioned to benefit. Freehold status is particularly relevant in this context: unlike leasehold condominiums that progressively discount in value as their remaining tenure shrinks, freehold assets like Mori are immune to lease-decay drag and will fully participate in any long-run land-value appreciation driven by the Paya Lebar Air Base redevelopment.
On the supply side, Mori's boutique 137-unit scale was a deliberate developer strategy. Roxy-Pacific paid S$93 million for the 3,450 sq m freehold site at a land rate of roughly S$895 per sq ft per plot ratio, and chose to keep the development intimate rather than maximise density. This means the Mori community will not face the management complexity or the resale competition of a large condo estate, which historically correlates with tighter bid-ask spreads at point of resale.
We track 139 sales and 68 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MORI dashboard.
- Average sale price: $1,446,740 across 139 transactions
- Estimated gross rental yield: 3.5%
- District 14 PSF ranking: Premium tier (top 6%)
- Freehold tenure · RCR · D14 · 137 units
About MORI
MORI is a freehold condominium, located at GUILLEMARD ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), developed by MORIMASA DAIICHI DEVELOPMENT PTE LTD, comprising 137 residential units, completed in 2021.
As a freehold property, MORI does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MORI:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 21 | $1,994 psf | $973,095 |
| 1 BR | 9 | $2,036 psf | $1,187,444 |
| 2 BR | 69 | $1,887 psf | $1,359,628 |
| 3 BR | 40 | $1,802 psf | $1,904,013 |
Sales Market Overview
MORI has recorded 139 sale transactions with an average transaction price of $1,446,740, ranging from $879,000 to $2,422,337.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 71 | $1,872 psf | $1,322,085 | — |
| 2022 | 52 | $1,913 psf | $1,471,769 | ↑ 2.2% |
| 2023 | 5 | $1,947 psf | $1,913,660 | ↑ 1.8% |
| 2024 | 9 | $1,848 psf | $2,050,946 | ↓ 5.1% |
| 2025 | 2 | $1,879 psf | $1,335,000 | ↑ 1.7% |
MORI ranks in the top 6% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, MORI trades 7.7% below the segment benchmark.
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Rental Market Overview
MORI has recorded 68 rental transactions with monthly rents averaging $4,166/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 31 | $4,123/mo | $3,000/mo | $7,000/mo |
| 1 BR | 10 | $3,255/mo | $3,000/mo | $3,400/mo |
| 2 BR | 19 | $4,226/mo | $3,700/mo | $4,700/mo |
| 3 BR | 8 | $5,325/mo | $3,900/mo | $6,600/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 59 | $4,131/mo |
| 2026 | 9 | $4,394/mo |
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Investment Analysis
Based on average rents and sale prices, MORI delivers an estimated gross rental yield of 3.5%. 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 MORI (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MORI
- Aljunied MRT
- Mountbatten MRT
- Dakota MRT
- Stadium MRT
- Kallang MRT
- One World International School (Mountbatten)
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
Nearby MRT Stations
MORI is 580m from Aljunied MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 580m |
| Mountbatten | CC7 | Circle Line | 590m |
| Dakota | CC8 | Circle Line | 700m |
| Stadium | CC6 | Circle Line | 1.3 km |
| Kallang | EW10 | East-West Line | 1.3 km |
| Paya Lebar | EW8 | East-West Line | 1.3 km |
| Paya Lebar | CC9 | Circle Line | 1.3 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 11 schools within 2 km of MORI, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 270m |
| Geylang Methodist School (Primary) | Primary | 360m |
| Geylang Methodist School (Secondary) | Secondary | 540m |
| Kong Hwa School | Primary | 900m |
| Haig Girls' School | Primary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.7 km |
| Macpherson Primary School | Primary | 1.7 km |
| Tao Nan School | Primary | 1.8 km |
| Broadrick Secondary School | Secondary | 1.9 km |
| EtonHouse International School (Broadrick) | International | 1.9 km |
| Tanjong Katong Girls' School | Secondary | 2.0 km |
Freehold tenure in a leasehold-dominated RCR market. The single most durable advantage of Mori is its freehold land title. The majority of condominiums launched in the RCR over the past decade have been 99-year leasehold, reflecting the cost of Government Land Sales sites. Freehold land in District 14 is scarce by definition — it originates primarily from old landed-estate subdivisions or en-bloc redevelopments of ageing freehold walk-ups — and Mori is one of the most recent examples. Buyers who own Mori can hold indefinitely, leave the asset to heirs without lease-decay concerns, or sell into a resale market that demonstrably pays a premium for freehold status relative to comparable leasehold neighbours. For investors structuring multi-generational wealth or using property as a legacy asset, this is a qualitative advantage that no amount of leasehold upgrading can replicate.
Dual MRT access. Aljunied (EWL) and Mountbatten (CCL) give Mori residents access to two of Singapore's most important rail lines within a single walk radius. The East West Line connects directly to Raffles Place, City Hall, and Jurong East, covering both the CBD financial district and the western employment corridor. The Circle Line provides a loop route to Marina Bay, Dhoby Ghaut, and the Botanic Gardens, as well as connecting to the Thomson-East Coast Line at Caldecott. Very few sub-S$2 million-entry freehold condominiums in Singapore offer comparable dual-line MRT convenience.
Paya Lebar regional centre proximity. The continued build-out of Paya Lebar as a decentralised office and retail hub directly supports rental demand in Mori's catchment. Companies that have anchored in PLQ — including several large financial services and technology tenants — generate a pool of professional renters who prioritise a short commute. The gross rental yield for Mori has been measured at approximately 3.9%, which is competitive for a freehold RCR asset, and the tenant profile benefits from the Paya Lebar employment base rather than depending solely on CBD commuters.
Boutique scale and quality finishes. At 137 units across a single low-rise block, Mori offers a quiet, resort-like atmosphere that larger developments cannot match. Facilities include a 23-metre lap pool, bubble pool, projector lounge, dining pavilion, fitness station, and pool cabanas — a creditable amenity stack for a project of this size. The unit mix from one- to four-bedroom covers a wide range of buyer and tenant profiles, and the floor plans have been reviewed positively for their efficient layouts with minimal wasted corridor space. The low-density setting also means facility crowding is rarely a concern.
Competitive entry quantum. Median transacted PSF has settled in the S$1,830–S$1,960 range, meaning a one-bedroom unit can be acquired below S$1.4 million and a two-bedroom below S$2 million — achievable entry points for an RCR freehold condominium with two-MRT access. Buyers who benchmarked Mori against comparable leasehold RCR launches of similar vintage will generally find the freehold premium modest relative to the tenure benefit received.
Geylang address stigma. Mori's postal address on Guillemard Road places it in the broader Geylang district, which carries a perception premium in Singapore's property market. While the actual street environment around Guillemard Road is quiet and residential, the Geylang association can affect resale liquidity with certain buyer segments — particularly Mainland Chinese buyers, some expatriate tenants, and conservative families. Sellers should expect a narrower initial pool of buyers and factor this into exit timelines.
Small development resale liquidity. The same boutique scale that makes Mori feel exclusive also creates thinner secondary-market liquidity compared with a 600-unit estate. In a subdued market, fewer comparable transactions make it harder to establish valuation benchmarks, and there is less competition among buyers on any given listing. Owners who need to sell quickly during a downturn may need to price more aggressively than they would in a larger development.
Limited facilities relative to mega-developments. While the facility list is appropriate for Mori's scale, it cannot match the sprawling club-house amenities — tennis courts, multiple pools, function rooms, gyms — offered by large-format developments in the same price range. Families with children who prioritise amenity variety may find this a limitation, particularly for the teenage demographic.
No electric vehicle charging infrastructure. A recent independent review flagged the absence of EV charging points as an oversight inconsistent with Singapore's national push to phase out internal combustion engine vehicles by 2030. Retrofitting EV charging across a completed development typically requires significant MCST approval and capital expenditure, and this gap may become a competitive disadvantage as EV adoption rises and buyers begin screening for charging readiness.
District 14 rental yield ceiling. Although 3.9% gross yield is competitive, District 14 does not command the premium rental rates achievable in Districts 9, 10, or around the CBD waterfront. The tenant market is primarily domestic professionals and young families rather than the expatriate C-suite segment that drives top-tier rental yields in prime districts. Investors targeting yields above 4% gross in the RCR should benchmark carefully against competing leasehold options before committing.
[
{
"persona": "Multi-generational wealth builder",
"fit_color": "green",
"reason": "Freehold tenure means the asset passes to heirs without lease-decay erosion. Mori is one of very few post-2020 freehold completions in the RCR, making it a rare vehicle for building a property legacy with long-run Paya Lebar Air Base redevelopment upside."
},
{
"persona": "RCR investment landlord",
"fit_color": "green",
"reason": "A 3.9% gross rental yield on a freehold RCR asset within walking distance of two MRT lines and a major employment node is an attractive combination. Entry quantum for a one-bedroom is achievable below S$1.4 million, keeping TDSR and ABSD exposure manageable for upgrader-investors."
},
{
"persona": "Young professional owner-occupier",
"fit_color": "green",
"reason": "Dual-line MRT access to both the East West Line CBD spine and the Circle Line loop covers most Singapore employment corridors without a car. Boutique setting and reasonable entry quantum make Mori a credible first-property purchase with solid freehold residual value."
},
{
"persona": "East-side upgrader family",
"fit_color": "yellow",
"reason": "The two- to four-bedroom units offer adequate family space, and Guillemard Road is genuinely quiet and residential. However, the limited school-catchment depth in the immediate area and the absence of large family amenities within the development mean competing estates in Bedok or Tampines RCR may offer a better-rounded family proposition."
},
{
"persona": "Short-term trader or flip investor",
"fit_color": "red",
"reason": "Mori's boutique scale means thin secondary-market liquidity, and the Geylang address perception narrows the immediate resale buyer pool. At S$1,830–S$1,960 psf median, upside from current levels is incremental rather than transformational in the near term. The freehold premium is a long-duration play, not a two-to-three year flip thesis."
},
{
"persona": "Expatriate seeking prime-district lifestyle",
"fit_color": "yellow",
"reason": "Guillemard Road is a comfortable, practical address but does not replicate the Orchard, Novena, or Holland Village lifestyle that many expatriate assignees seek. For expats prioritising international school proximity or embassy-cluster convenience, Districts 9-11 remain more relevant, though Mori's rent-to-value ratio is meaningfully better."
}
]
Mori is a well-conceived boutique freehold condominium that earns its place on the shortlist of any buyer or investor who understands that freehold tenure in Singapore is a finite, non-renewable asset. In a market where the overwhelming majority of new supply is 99-year leasehold, Mori's perpetual title represents a structural advantage that compounds quietly over time — particularly given the multi-decade Paya Lebar Air Base redevelopment narrative that underpins D14 land values for the long run.
The practical case is reinforced by dual-line MRT access, a competitive gross yield of approximately 3.9%, and an entry quantum that remains below the S$2 million threshold for most unit types — keeping the development accessible to a wide range of buyers despite its freehold premium. The Paya Lebar regional centre, already transformed by the S$3.2 billion PLQ development and set to gain further from the Air Base relocation from 2030, provides a credible demand driver for both rental and resale.
The honest counterweight is the Geylang address perception, which will continue to narrow the buyer pool at the point of resale and cap the rental ceiling below what is achievable in prime-district or marina-waterfront locations. The absence of EV charging infrastructure is a practical gap that the MCST will need to address before it becomes a dealbreaker for the next generation of car-owning buyers. And the thin liquidity of a 137-unit development means owners should plan for a patient exit strategy rather than a quick flip.
On balance, Mori earns a measured buy recommendation for long-horizon freehold seekers, owner-occupiers who value the East-side location and dual MRT convenience, and yield-oriented investors comfortable with a 3.9% gross return on perpetual land. It is emphatically not a short-term trading vehicle, but for buyers who intend to hold for a decade or more, freehold District 14 at sub-S$2,000 psf is a proposition that will age well.
FAQ
What is the average price for MORI?
What is the rental yield for MORI?
Is MORI freehold or leasehold?
Which MRT stations are closest to Mori?
Mori is within walking distance of two MRT stations: Aljunied MRT on the East West Line (EW9), approximately an eight-minute walk north-east, and Mountbatten MRT on the Circle Line (CC7), roughly the same distance to the south-west. This dual-line access is unusual for a boutique development and gives residents fast connections to Raffles Place, City Hall, Marina Bay, and Dhoby Ghaut without requiring a transfer.
How does the Paya Lebar regional centre affect Mori's investment outlook?
Paya Lebar has been designated by URA as a regional centre and has seen substantial transformation through the S$3.2 billion Paya Lebar Quarter development, which brought Grade A offices, a retail mall, and high-end residences to the precinct. The planned relocation of Paya Lebar Air Base from 2030 will release over 800 hectares of land — larger than Bishan or Ang Mo Kio — for redevelopment into what URA envisions as the premier regional centre in the East. As freehold land in the surrounding District 14, Mori is structurally positioned to benefit from this multi-decade transformation through both rental demand growth and long-run land value appreciation.
Who developed Mori and what is their track record?
Mori was developed by Roxy-Pacific Holdings through its subsidiary RL East Pte Ltd. Roxy-Pacific is a SGX-listed developer with a long track record of boutique residential and hospitality projects in Singapore and the Asia-Pacific region. The company is known for targeting freehold or long-leasehold land acquisitions in established urban districts and for producing relatively small, high-quality residential developments rather than large-scale mass-market estates. Mori reflects this philosophy — a 137-unit freehold condominium with resort-style facilities designed for owner-occupiers and long-term investors rather than the rental-yield investor commodity market.
What are the main risks of buying at Mori?
The primary risks are: (1) the Geylang address perception, which can slow resale velocity and reduce the effective buyer pool; (2) thin secondary-market liquidity in a 137-unit boutique development, which can widen bid-ask spreads during soft market conditions; (3) the absence of EV charging infrastructure, which may become a competitive gap as Singapore transitions away from internal combustion engine vehicles by 2030; and (4) rental yields capped below prime-district levels, as the tenant market is primarily domestic professionals rather than high-earning expatriates. None of these risks is disqualifying for a long-duration holder, but each should be weighted carefully against the freehold tenure advantage and the Paya Lebar upside thesis.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 139 transactions analysed
- Rental data: 68 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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