STARVILLE is a freehold development along LENGKONG TIGA in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 250 units and is TOP 2006.
This profile draws on 45 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 20 years from TOP, STARVILLE 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 STARVILLE 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 45 sales and 202 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STARVILLE dashboard.
- Average sale price: $1,458,632 across 45 transactions
- Estimated gross rental yield: 2.9%
- District 14 PSF ranking: Mid-range (top 62%)
- Freehold tenure · OCR · D14 · 250 units
About STARVILLE
STARVILLE is a freehold condominium, located at LENGKONG TIGA in District 14 (Geylang, Eunos) (Outside Central Region), developed by KOH BROTHERS DEVELOPMENT PTE LTD, AIG, comprising 250 residential units, completed in 2006.
As a freehold property, STARVILLE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STARVILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 6 | $1,375 psf | $790,167 |
| 2 BR | 2 | $1,394 psf | $1,305,000 |
| 3 BR | 30 | $1,237 psf | $1,515,692 |
| 4 BR | 6 | $1,055 psf | $1,677,778 |
| 5+ BR | 1 | $1,246 psf | $2,750,000 |
Sales Market Overview
STARVILLE has recorded 45 sale transactions with an average transaction price of $1,458,632, ranging from $740,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 16 | $1,085 psf | $1,275,292 | — |
| 2022 | 9 | $1,197 psf | $1,375,000 | ↑ 10.3% |
| 2023 | 2 | $1,357 psf | $1,605,444 | ↑ 13.3% |
| 2024 | 6 | $1,385 psf | $1,556,167 | ↑ 2.1% |
| 2025 | 9 | $1,391 psf | $1,667,876 | ↑ 0.4% |
| 2026 | 3 | $1,351 psf | $1,766,667 | ↓ 2.8% |
STARVILLE ranks in the top 62% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, STARVILLE trades 20.1% below the segment benchmark.
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Rental Market Overview
STARVILLE has recorded 202 rental transactions with monthly rents averaging $3,566/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 46 | $2,595/mo | $1,850/mo | $3,800/mo |
| 2 BR | 18 | $3,036/mo | $2,100/mo | $3,500/mo |
| 3 BR | 131 | $3,927/mo | $2,500/mo | $5,200/mo |
| 4 BR | 7 | $4,543/mo | $3,400/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 36 | $2,703/mo |
| 2022 | 44 | $3,342/mo |
| 2023 | 33 | $4,067/mo |
| 2024 | 41 | $3,798/mo |
| 2025 | 39 | $3,869/mo |
| 2026 | 9 | $3,906/mo |
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Investment Analysis
Based on average rents and sale prices, STARVILLE delivers an estimated gross rental yield of 2.9%. 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 STARVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STARVILLE
- Kembangan MRT
- Kaki Bukit MRT
- Bedok North MRT
- Eunos MRT
- Ubi MRT
- Canossa Catholic Primary School
- Telok Kurau Primary School
- Temasek Junior College
Nearby MRT Stations
STARVILLE is 830m from Kembangan MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 830m |
| Kaki Bukit | DT28 | Downtown Line | 830m |
| Bedok North | DT29 | Downtown Line | 970m |
| Eunos | EW7 | East-West Line | 1.4 km |
| Ubi | DT27 | Downtown Line | 1.5 km |
Nearby Schools
There are 4 schools within 2 km of STARVILLE.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 1.7 km |
| Telok Kurau Primary School | Primary | 1.7 km |
| Temasek Junior College | Jc | 1.9 km |
| Temasek Primary School | Primary | 1.9 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.
Solid facilities scale. 250 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Canossa Catholic Primary School sits about 1.70km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.83km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: STARVILLE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 45 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 STARVILLE?
What is the rental yield for STARVILLE?
Is STARVILLE freehold or leasehold?
How far is the nearest MRT from STARVILLE?
What is the tenure of STARVILLE?
How does STARVILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of STARVILLE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 45 transactions analysed
- Rental data: 202 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 STARVILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.