THE VINES is a freehold development along LORONG SARINA in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 35 units and is an established secondary-market project.
This profile draws on 7 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 THE VINES 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 24 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE VINES dashboard.
- Average sale price: $1,602,857 across 7 transactions
- Estimated gross rental yield: 2.5%
- District 14 PSF ranking: Mid-range (top 53%)
- Freehold tenure · OCR · D14 · 35 units
About THE VINES
THE VINES is a freehold condominium, located at LORONG SARINA in District 14 (Geylang, Eunos) (Outside Central Region), comprising 35 residential units.
As a freehold property, THE VINES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE VINES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $1,361 psf | $1,515,000 |
| 5+ BR | 1 | $1,075 psf | $2,130,000 |
Sales Market Overview
THE VINES has recorded 7 sale transactions with an average transaction price of $1,602,857, ranging from $1,280,000 to $2,130,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,155 psf | $1,280,000 | — |
| 2022 | 1 | $1,334 psf | $1,450,000 | ↑ 15.5% |
| 2023 | 1 | $1,389 psf | $1,480,000 | ↑ 4.1% |
| 2024 | 3 | $1,289 psf | $1,750,000 | ↓ 7.2% |
| 2026 | 1 | $1,500 psf | $1,760,000 | ↑ 16.4% |
THE VINES ranks in the top 53% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, THE VINES trades 14.8% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE VINES has recorded 24 rental transactions with monthly rents averaging $3,375/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 1 | $2,200/mo | $2,200/mo | $2,200/mo |
| 2 BR | 11 | $3,073/mo | $2,200/mo | $3,900/mo |
| 3 BR | 12 | $3,750/mo | $2,800/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $2,917/mo |
| 2022 | 7 | $3,086/mo |
| 2023 | 5 | $4,120/mo |
| 2024 | 4 | $3,550/mo |
| 2025 | 2 | $3,550/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE VINES 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 | $2,185 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 THE VINES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE VINES
- Eunos MRT
- Kembangan MRT
- Canossa Catholic Primary School
- Telok Kurau Primary School
- Tanjong Katong Girls'
Nearby MRT Stations
THE VINES is 560m from Eunos MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of THE VINES, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 750m |
| Telok Kurau Primary School | Primary | 950m |
| Tanjong Katong Girls' School | Secondary | 1.4 km |
| Canadian International School (Tanjong Katong) | International | 1.5 km |
| Broadrick Secondary School | Secondary | 1.5 km |
| EtonHouse International School (Broadrick) | International | 1.5 km |
| Haig Girls' School | Primary | 1.7 km |
| Tao Nan School | Primary | 1.7 km |
| CHIJ (Katong) Primary | Primary | 1.8 km |
| Chung Cheng High School (Main) | Secondary | 1.8 km |
| Tanjong Katong 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.
Walking-distance MRT. Eunos is about 0.56km — 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 35 units, THE VINES 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 0.75km 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ 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): Tenure supports CPF + buyer-pool through hold
Composite assessment: THE VINES 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. 7 transactions in URA 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 THE VINES?
What is the rental yield for THE VINES?
Is THE VINES 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: 7 transactions analysed
- Rental data: 24 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 THE VINES
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.
Loading chart data...
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.
Loading chart data...
HDB Alternatives Nearby
Weighing THE VINES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (420m away), an upgrader gap of about $850,000
- Bedok — 4-room average $659,895 (540m away), an upgrader gap of about $950,000
- Marine Parade — 4-room average $648,065 (1.6 km away), an upgrader gap of about $950,000