MORO MANSIONS is a freehold development along LORONG 37 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 17 units and is an established secondary-market project.
This profile draws on 2 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 14 (Geylang / Eunos), the immediate context for MORO MANSIONS 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 2 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MORO MANSIONS dashboard.
- Average sale price: $1,343,944 across 2 transactions
- Estimated gross rental yield: 3.3%
- District 14 PSF ranking: Mid-range (top 60%)
- Freehold tenure · RCR · D14 · 17 units
About MORO MANSIONS
MORO MANSIONS is a freehold condominium, located at LORONG 37 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), comprising 17 residential units.
As a freehold property, MORO MANSIONS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MORO MANSIONS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,184 psf | $1,108,888 |
| 3 BR | 1 | $1,310 psf | $1,579,000 |
Sales Market Overview
MORO MANSIONS has recorded 2 sale transactions with an average transaction price of $1,343,944, ranging from $1,108,888 to $1,579,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,184 psf | $1,108,888 | — |
| 2025 | 1 | $1,310 psf | $1,579,000 | ↑ 10.6% |
MORO MANSIONS ranks in the top 60% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, MORO MANSIONS trades 39.1% below the segment benchmark.
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Rental Market Overview
MORO MANSIONS has recorded 5 rental transactions with monthly rents averaging $3,740/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $3,740/mo | $2,900/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,300/mo |
| 2022 | 1 | $3,300/mo |
| 2024 | 1 | $5,000/mo |
| 2025 | 2 | $3,550/mo |
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Investment Analysis
Based on average rents and sale prices, MORO MANSIONS delivers an estimated gross rental yield of 3.3%. 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 MORO MANSIONS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MORO MANSIONS
- Paya Lebar MRT
- Paya Lebar MRT
- Aljunied MRT
- Dakota MRT
- MacPherson MRT
- Kong Hwa School
- Geylang Methodist School (Secondary)
- Geylang Methodist School (Primary)
Nearby MRT Stations
MORO MANSIONS is 490m from Paya Lebar MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 490m |
| Paya Lebar | CC9 | Circle Line | 490m |
| Aljunied | EW9 | East-West Line | 720m |
| Dakota | CC8 | Circle Line | 770m |
| MacPherson | CC10 | Circle Line | 1.3 km |
| MacPherson | DT26 | Downtown Line | 1.3 km |
| Mountbatten | CC7 | Circle Line | 1.3 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of MORO MANSIONS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | Primary | 110m |
| Geylang Methodist School (Secondary) | Secondary | 360m |
| Geylang Methodist School (Primary) | Primary | 490m |
| Haig Girls' School | Primary | 890m |
| One World International School (Mountbatten) | International | 1.0 km |
| Macpherson Primary School | Primary | 1.3 km |
| Tanjong Katong Primary School | Primary | 1.3 km |
| Tao Nan School | Primary | 1.4 km |
| Canossa Catholic Primary School | Primary | 1.4 km |
| Broadrick Secondary School | Secondary | 1.4 km |
| EtonHouse International School (Broadrick) | International | 1.4 km |
| Tanjong Katong Girls' School | Secondary | 1.5 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. Paya Lebar sits about 0.49km 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 17 units, MORO MANSIONS 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. Kong Hwa School sits about 0.11km 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 2 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: MORO MANSIONS 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. 2 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 MORO MANSIONS?
What is the rental yield for MORO MANSIONS?
Is MORO MANSIONS freehold or leasehold?
How far is the nearest MRT from MORO MANSIONS?
What is the tenure of MORO MANSIONS?
How does MORO MANSIONS compare to other projects in the district?
What stamp duty applies for a foreign buyer of MORO MANSIONS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 5 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 MORO MANSIONS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.