PAYA LEBAR RESIDENCES 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 117 units and is TOP 2003.
This profile draws on 13 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 23 years from TOP, PAYA LEBAR RESIDENCES 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 PAYA LEBAR RESIDENCES 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 13 sales and 149 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the PAYA LEBAR RESIDENCES dashboard.
- Average sale price: $1,983,077 across 13 transactions
- Estimated gross rental yield: 2.5%
- District 14 PSF ranking: Premium tier (top 14%)
- Freehold tenure · RCR · D14 · 117 units
About PAYA LEBAR RESIDENCES
PAYA LEBAR RESIDENCES is a freehold condominium, located at PAYA LEBAR ROAD in District 14 (Geylang, Eunos) (Rest of Central Region), developed by HILLWOOD DEVELOPMENT PTE LTD / HOI HUP REALTY PTE LTD, comprising 117 residential units, completed in 2003.
As a freehold property, PAYA LEBAR RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at PAYA LEBAR RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,760 psf | $1,618,667 |
| 3 BR | 10 | $1,647 psf | $2,092,400 |
Sales Market Overview
PAYA LEBAR RESIDENCES has recorded 13 sale transactions with an average transaction price of $1,983,077, ranging from $1,428,000 to $2,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,429 psf | $1,634,000 | — |
| 2022 | 1 | $1,603 psf | $2,088,000 | ↑ 12.2% |
| 2023 | 1 | $1,632 psf | $2,090,000 | ↑ 1.8% |
| 2024 | 3 | $1,843 psf | $2,099,333 | ↑ 12.9% |
| 2025 | 4 | $1,817 psf | $2,192,000 | ↓ 1.4% |
PAYA LEBAR RESIDENCES ranks in the top 14% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, PAYA LEBAR RESIDENCES trades 18.3% below the segment benchmark.
Loading chart data...
Rental Market Overview
PAYA LEBAR RESIDENCES has recorded 149 rental transactions with monthly rents averaging $4,153/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 74 | $3,753/mo | $2,400/mo | $5,250/mo |
| 3 BR | 75 | $4,549/mo | $3,100/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 32 | $3,184/mo |
| 2022 | 35 | $3,702/mo |
| 2023 | 30 | $4,623/mo |
| 2024 | 16 | $4,672/mo |
| 2025 | 31 | $4,858/mo |
| 2026 | 5 | $4,670/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, PAYA LEBAR RESIDENCES delivers an estimated gross rental yield of 2.5%. 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 PAYA LEBAR RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- PAYA LEBAR RESIDENCES
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Aljunied MRT
- Eunos MRT
- Kong Hwa School
- Geylang Methodist School (Secondary)
- Haig Girls'
Nearby MRT Stations
PAYA LEBAR RESIDENCES is 210m from Paya Lebar MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 210m |
| Paya Lebar | CC9 | Circle Line | 210m |
| Dakota | CC8 | Circle Line | 940m |
| Aljunied | EW9 | East-West Line | 1.1 km |
| Eunos | EW7 | East-West Line | 1.2 km |
| MacPherson | CC10 | Circle Line | 1.2 km |
| MacPherson | DT26 | Downtown Line | 1.2 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of PAYA LEBAR RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | Primary | 280m |
| Geylang Methodist School (Secondary) | Secondary | 670m |
| Haig Girls' School | Primary | 690m |
| Geylang Methodist School (Primary) | Primary | 830m |
| Canossa Catholic Primary School | Primary | 1.0 km |
| Tao Nan School | Primary | 1.2 km |
| Tanjong Katong Primary School | Primary | 1.2 km |
| Broadrick Secondary School | Secondary | 1.2 km |
| EtonHouse International School (Broadrick) | International | 1.2 km |
| Tanjong Katong Girls' School | Secondary | 1.2 km |
| Canadian International School (Tanjong Katong) | International | 1.3 km |
| One World International School (Mountbatten) | International | 1.3 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 0.21km 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.
School-belt proximity. Kong Hwa School sits about 0.28km 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 13 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: PAYA LEBAR RESIDENCES 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. 13 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 PAYA LEBAR RESIDENCES?
What is the rental yield for PAYA LEBAR RESIDENCES?
Is PAYA LEBAR RESIDENCES freehold or leasehold?
How far is the nearest MRT from PAYA LEBAR RESIDENCES?
What is the tenure of PAYA LEBAR RESIDENCES?
How does PAYA LEBAR RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of PAYA LEBAR RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 149 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 PAYA LEBAR RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.