SUITES @ PAYA LEBAR is a freehold development along UPPER PAYA LEBAR ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 99 units and is TOP 2014.
This profile draws on 47 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 12 years from TOP, SUITES @ PAYA LEBAR 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 19 (Hougang / Punggol / Serangoon), the immediate context for SUITES @ PAYA LEBAR 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 47 sales and 229 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SUITES @ PAYA LEBAR dashboard.
- Average sale price: $790,455 across 47 transactions
- Estimated gross rental yield: 3.8%
- District 19 PSF ranking: Above average (top 32%)
- Freehold tenure · OCR · D19 · 99 units
About SUITES @ PAYA LEBAR
SUITES @ PAYA LEBAR is a freehold condominium, located at UPPER PAYA LEBAR ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by FRAGRANCE PROPERTIES PTE LTD, comprising 99 residential units, completed in 2014.
As a freehold property, SUITES @ PAYA LEBAR does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at SUITES @ PAYA LEBAR:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 33 | $1,623 psf | $639,799 |
| 1 BR | 7 | $1,498 psf | $958,000 |
| 2 BR | 1 | $1,456 psf | $1,050,000 |
| 3 BR | 2 | $936 psf | $1,159,000 |
| 4 BR | 4 | $1,072 psf | $1,491,000 |
Sales Market Overview
SUITES @ PAYA LEBAR has recorded 47 sale transactions with an average transaction price of $790,455, ranging from $535,888 to $1,658,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $1,381 psf | $770,765 | — |
| 2022 | 10 | $1,531 psf | $713,900 | ↑ 10.9% |
| 2023 | 13 | $1,587 psf | $713,231 | ↑ 3.6% |
| 2024 | 8 | $1,516 psf | $950,250 | ↓ 4.5% |
| 2025 | 4 | $1,544 psf | $957,000 | ↑ 1.9% |
| 2026 | 3 | $1,663 psf | $791,159 | ↑ 7.7% |
SUITES @ PAYA LEBAR ranks in the top 32% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, SUITES @ PAYA LEBAR trades 1.6% below the segment benchmark.
Loading chart data...
Rental Market Overview
SUITES @ PAYA LEBAR has recorded 229 rental transactions with monthly rents averaging $2,470/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 67 | $2,358/mo | $1,600/mo | $3,500/mo |
| 1 BR | 133 | $2,405/mo | $1,600/mo | $4,000/mo |
| 2 BR | 29 | $3,024/mo | $2,000/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 41 | $1,869/mo |
| 2022 | 52 | $2,407/mo |
| 2023 | 37 | $2,819/mo |
| 2024 | 38 | $2,626/mo |
| 2025 | 47 | $2,634/mo |
| 2026 | 14 | $2,568/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, SUITES @ PAYA LEBAR delivers an estimated gross rental yield of 3.8%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows SUITES @ PAYA LEBAR (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SUITES @ PAYA LEBAR
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Kovan MRT
- Zhonghua Secondary School
- Zhonghua Primary School
- Cedar Girls'
Nearby MRT Stations
SUITES @ PAYA LEBAR is 750m from Serangoon MRT (North-East Line), with 4 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of SUITES @ PAYA LEBAR, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Zhonghua Secondary School | Secondary | 490m |
| Zhonghua Primary School | Primary | 570m |
| Cedar Girls' Secondary School | Secondary | 720m |
| Cedar Primary School | Primary | 800m |
| Montfort Junior School | Primary | 910m |
| Bartley Secondary School | Secondary | 1.0 km |
| Montfort Secondary School | Secondary | 1.0 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Xinmin Secondary School | Secondary | 1.3 km |
| St. Gabriel's Primary School | Primary | 1.4 km |
| Xinmin Primary School | Primary | 1.4 km |
| Red Swastika School | Primary | 1.5 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. Serangoon is about 0.75km — 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 99 units, SUITES @ PAYA LEBAR 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. Zhonghua Secondary School sits about 0.49km 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: SUITES @ PAYA LEBAR 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. 47 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 SUITES @ PAYA LEBAR?
What is the rental yield for SUITES @ PAYA LEBAR?
Is SUITES @ PAYA LEBAR freehold or leasehold?
How far is the nearest MRT from SUITES @ PAYA LEBAR?
What is the tenure of SUITES @ PAYA LEBAR?
How does SUITES @ PAYA LEBAR compare to other projects in the district?
What stamp duty applies for a foreign buyer of SUITES @ PAYA LEBAR?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 47 transactions analysed
- Rental data: 229 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 SUITES @ PAYA LEBAR
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.