STILLZ RESIDENCE is a freehold development along LORONG 108 CHANGI in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 25 units and is TOP 2011.
This profile draws on 7 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 15 years from TOP, STILLZ RESIDENCE 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 15 (Katong / Joo Chiat), the immediate context for STILLZ RESIDENCE 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 7 sales and 34 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the STILLZ RESIDENCE dashboard.
- Average sale price: $1,705,143 across 7 transactions
- Estimated gross rental yield: 2.7%
- District 15 PSF ranking: Value tier (top 93%)
- Freehold tenure · RCR · D15 · 25 units
About STILLZ RESIDENCE
STILLZ RESIDENCE is a freehold condominium, located at LORONG 108 CHANGI in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by WAREES LAND PTE LTD, comprising 25 residential units, completed in 2011.
As a freehold property, STILLZ RESIDENCE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at STILLZ RESIDENCE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,213 psf | $1,256,667 |
| 4 BR | 2 | $1,218 psf | $1,959,000 |
| 5+ BR | 2 | $1,023 psf | $2,124,000 |
Sales Market Overview
STILLZ RESIDENCE has recorded 7 sale transactions with an average transaction price of $1,705,143, ranging from $1,200,000 to $2,228,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 3 | $1,151 psf | $1,443,333 | — |
| 2023 | 1 | $1,255 psf | $1,270,000 | ↑ 9.1% |
| 2024 | 3 | $1,137 psf | $2,112,000 | ↓ 9.4% |
STILLZ RESIDENCE ranks in the top 93% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, STILLZ RESIDENCE trades 43.3% below the segment benchmark.
Loading chart data...
Rental Market Overview
STILLZ RESIDENCE has recorded 34 rental transactions with monthly rents averaging $3,878/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 32 | $3,655/mo | $2,300/mo | $4,500/mo |
| 3 BR | 2 | $7,450/mo | $6,400/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $2,638/mo |
| 2022 | 7 | $3,471/mo |
| 2023 | 3 | $4,833/mo |
| 2024 | 8 | $3,838/mo |
| 2025 | 8 | $4,488/mo |
| 2026 | 4 | $3,975/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, STILLZ RESIDENCE delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows STILLZ RESIDENCE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- STILLZ RESIDENCE
- Eunos MRT
- Kembangan MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Marine Terrace MRT
- Canossa Catholic Primary School
- Tanjong Katong Girls'
- Telok Kurau Primary School
Nearby MRT Stations
STILLZ RESIDENCE is 440m from Eunos MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Eunos | EW7 | East-West Line | 440m |
| Kembangan | EW6 | East-West Line | 1.0 km |
| Paya Lebar | EW8 | East-West Line | 1.3 km |
| Paya Lebar | CC9 | Circle Line | 1.3 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of STILLZ RESIDENCE, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 380m |
| Tanjong Katong Girls' School | Secondary | 950m |
| Telok Kurau Primary School | Primary | 1.0 km |
| Canadian International School (Tanjong Katong) | International | 1.0 km |
| Broadrick Secondary School | Secondary | 1.1 km |
| EtonHouse International School (Broadrick) | International | 1.1 km |
| Haig Girls' School | Primary | 1.2 km |
| Tao Nan School | Primary | 1.2 km |
| CHIJ (Katong) Primary | Primary | 1.3 km |
| Tanjong Katong Primary School | Primary | 1.4 km |
| Kong Hwa School | Primary | 1.6 km |
| Geylang Methodist School (Secondary) | Secondary | 2.0 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. Eunos sits about 0.44km 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 25 units, STILLZ RESIDENCE 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. Canossa Catholic Primary School sits about 0.38km 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 7 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: STILLZ RESIDENCE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 7 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 STILLZ RESIDENCE?
What is the rental yield for STILLZ RESIDENCE?
Is STILLZ RESIDENCE freehold or leasehold?
How far is the nearest MRT from STILLZ RESIDENCE?
What is the tenure of STILLZ RESIDENCE?
How does STILLZ RESIDENCE compare to other projects in the district?
What stamp duty applies for a foreign buyer of STILLZ RESIDENCE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions analysed
- Rental data: 34 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 STILLZ RESIDENCE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.