NESS is a freehold development along LORONG 32 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 62 units and is TOP 2015.
This profile draws on 25 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 11 years from TOP, NESS 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 NESS 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 25 sales and 131 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the NESS dashboard.
- Average sale price: $688,276 across 25 transactions
- Estimated gross rental yield: 4.4%
- District 14 PSF ranking: Above average (top 41%)
- Freehold tenure · RCR · D14 · 62 units
About NESS
NESS is a freehold condominium, located at LORONG 32 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), developed by PHOENIX LAND (SINGAPORE) PTE LTD, comprising 62 residential units, completed in 2015.
As a freehold property, NESS does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at NESS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 18 | $1,473 psf | $642,772 |
| 1 BR | 6 | $1,334 psf | $752,833 |
| 3 BR | 1 | $1,062 psf | $1,120,000 |
Sales Market Overview
NESS has recorded 25 sale transactions with an average transaction price of $688,276, ranging from $505,000 to $1,120,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,362 psf | $631,833 | — |
| 2022 | 9 | $1,351 psf | $708,321 | ↓ 0.8% |
| 2023 | 8 | $1,536 psf | $697,625 | ↑ 13.7% |
| 2024 | 1 | $1,394 psf | $780,000 | ↓ 9.3% |
| 2025 | 1 | $1,579 psf | $680,000 | ↑ 13.3% |
NESS ranks in the top 41% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, NESS trades 30.4% below the segment benchmark.
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Rental Market Overview
NESS has recorded 131 rental transactions with monthly rents averaging $2,504/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 114 | $2,404/mo | $1,650/mo | $4,200/mo |
| 2 BR | 17 | $3,173/mo | $2,200/mo | $3,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 23 | $1,896/mo |
| 2022 | 28 | $2,163/mo |
| 2023 | 25 | $2,928/mo |
| 2024 | 19 | $2,718/mo |
| 2025 | 25 | $2,750/mo |
| 2026 | 11 | $2,754/mo |
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Investment Analysis
Based on average rents and sale prices, NESS delivers an estimated gross rental yield of 4.4%. 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 NESS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- NESS
- Dakota MRT
- Aljunied MRT
- Mountbatten MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- Kong Hwa School
Nearby MRT Stations
NESS is 520m from Dakota MRT (Circle Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Dakota | CC8 | Circle Line | 520m |
| Aljunied | EW9 | East-West Line | 600m |
| Mountbatten | CC7 | Circle Line | 880m |
| Paya Lebar | EW8 | East-West Line | 900m |
| Paya Lebar | CC9 | Circle Line | 900m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 15 schools within 2 km of NESS, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 90m |
| Geylang Methodist School (Secondary) | Secondary | 100m |
| Kong Hwa School | Primary | 460m |
| One World International School (Mountbatten) | International | 610m |
| Haig Girls' School | Primary | 1.0 km |
| Tanjong Katong Primary School | Primary | 1.4 km |
| Tao Nan School | Primary | 1.4 km |
| Macpherson Primary School | Primary | 1.5 km |
| Broadrick Secondary School | Secondary | 1.6 km |
| EtonHouse International School (Broadrick) | International | 1.6 km |
| Tanjong Katong Girls' School | Secondary | 1.6 km |
| Canadian International School (Tanjong Katong) | International | 1.7 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.
Walking-distance MRT. Dakota is about 0.52km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 62 units, NESS 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 0.09km 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": "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: NESS 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. 25 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 NESS?
What is the rental yield for NESS?
Is NESS freehold or leasehold?
How far is the nearest MRT from NESS?
What is the tenure of NESS?
How does NESS compare to other projects in the district?
What stamp duty applies for a foreign buyer of NESS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 25 transactions analysed
- Rental data: 131 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 NESS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.