SIXTEEN35 RESIDENCES is a 99 yrs lease commencing from 2018 development along LORONG 35 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 60 units and is an established secondary-market project.
This profile draws on 17 recorded transactions from URA 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 SIXTEEN35 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 17 sales and 134 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SIXTEEN35 RESIDENCES dashboard.
- Average sale price: $1,042,294 across 17 transactions
- Estimated gross rental yield: 3.9%
- District 14 PSF ranking: Premium tier (top 22%)
- 99 yrs lease commencing from 2018 · RCR · D14 · 60 units
About SIXTEEN35 RESIDENCES
SIXTEEN35 RESIDENCES is a 99 yrs lease commencing from 2018 condominium, located at LORONG 35 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), comprising 60 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SIXTEEN35 RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $1,534 psf | $710,000 |
| 1 BR | 9 | $1,570 psf | $954,556 |
| 2 BR | 7 | $1,576 psf | $1,202,571 |
Sales Market Overview
SIXTEEN35 RESIDENCES has recorded 17 sale transactions with an average transaction price of $1,042,294, ranging from $710,000 to $1,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $1,538 psf | $960,000 | — |
| 2023 | 7 | $1,605 psf | $1,020,714 | ↑ 4.4% |
| 2024 | 6 | $1,586 psf | $1,144,333 | ↓ 1.2% |
| 2025 | 1 | $1,534 psf | $710,000 | ↓ 3.3% |
| 2026 | 2 | $1,437 psf | $1,019,000 | ↓ 6.3% |
SIXTEEN35 RESIDENCES ranks in the top 22% of condos in District 14 by average PSF.
Compared to the RCR average of $2,049 psf, SIXTEEN35 RESIDENCES trades 23.4% below the segment benchmark.
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Rental Market Overview
SIXTEEN35 RESIDENCES has recorded 134 rental transactions with monthly rents averaging $3,373/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 45 | $3,048/mo | $2,100/mo | $4,200/mo |
| 1 BR | 23 | $2,864/mo | $2,500/mo | $3,600/mo |
| 2 BR | 64 | $3,765/mo | $2,800/mo | $4,500/mo |
| 3 BR | 2 | $4,000/mo | $3,600/mo | $4,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 35 | $2,853/mo |
| 2022 | 20 | $3,403/mo |
| 2023 | 26 | $3,761/mo |
| 2024 | 23 | $3,447/mo |
| 2025 | 27 | $3,567/mo |
| 2026 | 3 | $3,567/mo |
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Investment Analysis
Based on average rents and sale prices, SIXTEEN35 RESIDENCES 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 | $2,185 psf | 482 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,763 psf | 367 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,929 psf | 354 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,327 psf | 234 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,834 psf | 229 |
Location Map
Map shows SIXTEEN35 RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SIXTEEN35 RESIDENCES
- 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
SIXTEEN35 RESIDENCES is 540m from Paya Lebar MRT (East-West Line), with 9 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Paya Lebar | EW8 | East-West Line | 540m |
| Paya Lebar | CC9 | Circle Line | 540m |
| Aljunied | EW9 | East-West Line | 650m |
| Dakota | CC8 | Circle Line | 790m |
| MacPherson | CC10 | Circle Line | 1.2 km |
| MacPherson | DT26 | Downtown Line | 1.2 km |
| Mountbatten | CC7 | Circle Line | 1.3 km |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 15 schools within 2 km of SIXTEEN35 RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | Primary | 180m |
| Geylang Methodist School (Secondary) | Secondary | 360m |
| Geylang Methodist School (Primary) | Primary | 460m |
| Haig Girls' School | Primary | 950m |
| One World International School (Mountbatten) | International | 990m |
| Macpherson Primary School | Primary | 1.3 km |
| Tanjong Katong Primary School | Primary | 1.4 km |
| Tao Nan School | Primary | 1.4 km |
| Canossa Catholic Primary School | Primary | 1.4 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.5 km |
| Broadrick Secondary School | Secondary | 1.5 km |
| EtonHouse International School (Broadrick) | International | 1.5 km |
Walking-distance MRT. Paya Lebar is about 0.54km — 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 60 units, SIXTEEN35 RESIDENCES 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 0.18km 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 17 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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: SIXTEEN35 RESIDENCES benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 17 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 SIXTEEN35 RESIDENCES?
What is the rental yield for SIXTEEN35 RESIDENCES?
Is SIXTEEN35 RESIDENCES freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 17 transactions analysed
- Rental data: 134 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 SIXTEEN35 RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 758 condo transactions recorded in District 14 over the last 12 months, 93% resale, 6% sub sale, 1% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing SIXTEEN35 RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (170m away), an upgrader gap of about $300,000
- Kallang/whampoa — 4-room average $882,887 (1.4 km away), an upgrader gap of about $150,000