Tre Residences stands as one of District 14’s most strategically positioned mid-market condominiums — a 250-unit, 99-year leasehold development tucked along Geylang East Avenue 1 and literally steps from Aljunied MRT on the East–West Line. Completed in July 2018 by joint-venture developer SL-GV-MCC Pte Ltd, the project takes its name from the Italian word for three, a nod to its design philosophy centred on three natural elements: sky, water, and earth. Two 17-storey towers rise above a landscaped podium deck, connected by four individually themed sky terraces that inject greenery at mid-floor level — an unusual feature for a sub-300-unit project in the Rest of Central Region (RCR). With 111 recorded resale transactions as of mid-2026, a median PSF in the S$1,686–S$1,865 range, and a rental market that supports yields in the 3–4 per cent band, Tre Residences occupies an interesting niche: city-fringe access at a noticeably lower entry price than comparable RCR projects such as Parc Esta or The Antares. This review examines the development’s location, product quality, financial performance, and suitability across buyer profiles — drawing on publicly available transaction data from URA and aggregated market commentary.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 14 — encompassing Geylang, Paya Lebar, and Eunos — is classified almost entirely within the RCR boundary, placing it at the intersection of affordability and urban convenience. Geylang itself carries a complex reputation among Singapore buyers: its dense food culture, 24-hour street life, and proximity to the CBD attract certain tenant profiles strongly, while the area’s historical association with adult entertainment deters others. In recent years, however, the planning transformation of Paya Lebar into a commercial sub-centre — anchored by Paya Lebar Quarter and the mixed-use Paya Lebar Central precinct — has materially lifted the investment narrative for properties within a 1–2 km radius. Tre Residences sits approximately 800 m west of Paya Lebar MRT interchange (Circle and East–West Lines), making it a beneficiary of that upgrade cycle without yet commanding Paya Lebar-level PSF premiums.
The broader RCR condo market averaged S$2,000–S$2,200 psf across 2025, according to market trackers, driven by upgrader demand and constrained new supply. District 14 transactions logged a median resale price of roughly S$1,548,000 from a pool of 577 recorded units across the district — with the PSF range spanning from S$1,324 (EuHabitat) to S$1,889 (Parc Esta). Tre Residences, at a median PSF of approximately S$1,687, sits in the lower-mid tier of that band, offering a measurable discount to newer completions. The remaining lease of approximately 88 years as of 2026 is still well within the comfort zone for most bank financing and CPF usage, though buyers planning to hold beyond 2040 should model the lease-decay curve carefully using a lease-decay calculator.
We track 113 sales and 362 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TRE RESIDENCES dashboard.
- Average sale price: $1,338,494 across 113 transactions
- Estimated gross rental yield: 3.4%
- District 14 PSF ranking: Premium tier (top 12%)
- 99 yrs lease commencing from 2014 · RCR · D14 · 250 units
About TRE RESIDENCES
TRE RESIDENCES is a 99 yrs lease commencing from 2014 condominium, located at GEYLANG EAST AVENUE 1 in District 14 (Geylang, Eunos) (Rest of Central Region), comprising 250 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TRE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 7 | $1,812 psf | $760,857 |
| 1 BR | 28 | $1,740 psf | $1,085,278 |
| 2 BR | 78 | $1,684 psf | $1,481,232 |
Sales Market Overview
TRE RESIDENCES has recorded 113 sale transactions with an average transaction price of $1,338,494, ranging from $685,000 to $1,836,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 19 | $1,559 psf | $1,332,561 | — |
| 2022 | 25 | $1,609 psf | $1,235,600 | ↑ 3.2% |
| 2023 | 15 | $1,656 psf | $1,310,393 | ↑ 2.9% |
| 2024 | 27 | $1,763 psf | $1,300,258 | ↑ 6.4% |
| 2025 | 20 | $1,851 psf | $1,469,972 | ↑ 5.0% |
| 2026 | 7 | $1,918 psf | $1,554,127 | ↑ 3.6% |
TRE RESIDENCES ranks in the top 12% of condos in District 14 by average PSF.
Compared to the RCR average of $2,049 psf, TRE RESIDENCES trades 16.8% below the segment benchmark.
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Rental Market Overview
TRE RESIDENCES has recorded 362 rental transactions with monthly rents averaging $3,765/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 83 | $2,830/mo | $2,000/mo | $3,570/mo |
| 2 BR | 130 | $3,588/mo | $2,000/mo | $4,600/mo |
| 3 BR | 105 | $4,390/mo | $2,950/mo | $5,800/mo |
| 4 BR | 44 | $4,558/mo | $2,000/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 66 | $2,877/mo |
| 2022 | 87 | $3,567/mo |
| 2023 | 51 | $3,938/mo |
| 2024 | 68 | $4,250/mo |
| 2025 | 75 | $4,133/mo |
| 2026 | 15 | $4,186/mo |
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Investment Analysis
Based on average rents and sale prices, TRE RESIDENCES delivers an estimated gross rental yield of 3.4%. 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 TRE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TRE RESIDENCES
- Aljunied MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Dakota MRT
- Mattar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- Kong Hwa School
Nearby MRT Stations
TRE RESIDENCES is 240m from Aljunied MRT (East-West Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 240m |
| Paya Lebar | EW8 | East-West Line | 910m |
| Paya Lebar | CC9 | Circle Line | 910m |
| Dakota | CC8 | Circle Line | 1.1 km |
| Mattar | DT25 | Downtown Line | 1.1 km |
| MacPherson | CC10 | Circle Line | 1.2 km |
| MacPherson | DT26 | Downtown Line | 1.2 km |
| Mountbatten | CC7 | Circle Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of TRE RESIDENCES, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 530m |
| Geylang Methodist School (Secondary) | Secondary | 600m |
| Kong Hwa School | Primary | 640m |
| One World International School (Mountbatten) | International | 950m |
| Macpherson Primary School | Primary | 1.1 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.4 km |
| Haig Girls' School | Primary | 1.4 km |
| Tanjong Katong Primary School | Primary | 1.8 km |
| Canossa Catholic Primary School | Primary | 1.9 km |
| Tao Nan School | Primary | 1.9 km |
| Broadrick Secondary School | Secondary | 2.0 km |
| EtonHouse International School (Broadrick) | International | 2.0 km |
Tre Residences’ single clearest competitive advantage is its direct, covered-walkway connection to Aljunied MRT (EW9). In a city where measured commute time is the dominant rental driver, “step out, walk under shelter, board train” is a genuine differentiator. From Aljunied, Raffles Place is four stops (roughly 12 minutes), and City Hall is five stops — putting the CBD within a sub-20-minute door-to-door commute. Paya Lebar interchange (CC9/EW8), just one stop east, adds Circle Line connectivity to Dhoby Ghaut, Serangoon, and Harbourfront. For tenants who work in the financial district or at the Marina Bay cluster, the location is close to optimal for an RCR price point.
The physical product also punches above its unit count. The 50-metre lap pool is a feature usually reserved for larger estates; the four sky terraces break the visual monotony common to dual-block developments; and the inclusion of a jacuzzi, BBQ pavilions, gymnasium, and clubhouse means the facilities list is broadly comparable to projects with 500+ units. Unit sizes for the predominant two-bedroom type (around 700–800 sq ft) align with what tenants in this corridor expect, and the floor-to-ceiling glazing on upper floors delivers genuinely usable city views toward the CBD skyline.
From a neighbourhood perspective, the immediate catchment is rich in everyday conveniences: Geylang Serai Market and Food Centre is within cycling distance, a public library sits directly opposite the development, and the Paya Lebar commercial belt — with its supermarkets, F&B outlets, and offices — is accessible by foot or a single MRT stop. Rental vacancy has historically been low at Tre Residences, supported by expatriate and PME tenant demand from nearby Paya Lebar Quarter offices and the Changi Business Park corridor reachable via the East–West Line.
The foremost risk for buyers considering Tre Residences is the Geylang stigma discount. Regardless of micro-location merits, many Singapore families and owner-occupiers apply a blanket “Geylang address discount” that suppresses resale demand relative to equivalent product in Paya Lebar or Eunos proper. This is not merely perception — it translates into measurable PSF differences between Tre Residences and nearby projects on Paya Lebar Road, and it limits the pool of end-user buyers when you decide to sell. Investors who are purely yield-focused may find this acceptable; owner-occupiers with school-going children or resale-sensitive constraints should model the exit liquidity carefully.
Second, the 99-year leasehold tenure started in 2014 — meaning approximately 88 years remain in 2026. While this is comfortable for CPF financing today, the lease-decay acceleration becomes significant post-2054 (sub-60 years). Buyers who hold for 15+ years will face narrowing CPF usage eligibility and reduced buyer pools at resale. Running scenarios through a lease-decay calculator before committing is strongly advisable.
Third, with only 250 units, Tre Residences has limited trading liquidity. In quieter market conditions, it is not unusual for months to pass between resale transactions, which can make price discovery difficult and can compress achievable prices in a buyer’s market. The development is also not en-bloc attractive — its relatively small land area and the complexity of a 99-year leasehold with a 2014 start date make collective sale economics unfavourable for most holding periods.
Finally, the Geylang micromarket has historically shown sensitivity to policy changes around foreign worker accommodations and entertainment licensing. Buyers should monitor URA Master Plan updates for the area, as re-zoning or commercial intensification nearby could cut either way.
- ✅ Young professional couple, joint income S$12,000–S$16,000/month, first private property: Entry PSF around S$1,700–S$1,900 delivers RCR location at a meaningful discount to newer launches. Covered MRT access supports car-lite living. Use a affordability calculator and stamp duty calculator to confirm TDSR headroom — a two-bedder at S$1.6M sits comfortably within reach on these incomes.
- ✅ CBD-based investor targeting rental yield, owns existing HDB: Rental range of S$3,200–S$4,500/month for a two-bedder (estimated from district data) against a purchase price of S$1.55M–S$1.75M implies gross yields of 2.5–3.5 per cent — broadly in line with RCR averages. Proximity to Aljunied MRT and Paya Lebar Quarter keeps vacancy risk low. Factor ABSD on the second property carefully via a stamp duty calculator.
- ✅ Expat tenant seeking city-fringe living with easy CBD commute: Covered walkway to MRT, 50m pool, and the culinary richness of Geylang within walking distance are genuine lifestyle draws. Corporate lease packages for two-bedders are competitive against equivalent Tanjong Pagar or Tiong Bahru rentals.
- ⚠️ HDB upgrader family, primary consideration is school proximity: The Geylang East primary school cluster is accessible, but families prioritising top-tier primary school proximity (e.g., Tao Nan, Haig Girls) may find the 1km radius less favourable. The entertainment-licensing character of Geylang is also a consideration for families with young children, though the immediate street (Geylang East Avenue 1) is a quiet residential road.
- ❌ Value investor seeking en-bloc upside within 8–10 years: With only 250 units, a 2014 leasehold start, and a Geylang address, collective sale economics are weak. Achieving the 80 per cent consent threshold is feasible in principle, but developer appetite for leasehold sites in this micro-location has been limited. Do not underwrite the purchase on en-bloc expectations.
- ⚠️ Long-term hold investor (15+ years), capital preservation focus: Lease decay becomes a meaningful headwind beyond the 2040s. While the Paya Lebar transformation narrative supports medium-term demand, sub-60-year lease properties face structurally narrower buyer pools. Compare total-cost scenarios at different holding periods using the mortgage calculator and lease-decay calculator before committing.
Tre Residences is a well-located, modestly sized RCR condominium that delivers on the fundamentals most Singapore buyers care about: covered MRT access, a competitive facilities offering, and a price point that remains below the district’s newer comparables. The development’s 111 recorded transactions indicate an active secondary market, and the median PSF trajectory from S$1,400 at launch to the S$1,735–S$2,033 band seen in 2025–2026 reflects genuine capital appreciation over the holding period.
Its limitations are well-defined and priceable: the Geylang address discount is real and persistent; leasehold tenure erosion will accelerate post-2050; and the small unit count constrains liquidity. For yield-focused investors and CBD-commuter owner-occupiers who are comfortable with the neighbourhood character, the risk-return trade-off is reasonable at current ask prices. For families with strict school-zone or address-sensitivity requirements, a side-by-side comparison against nearby Paya Lebar or Eunos projects is worth running before making a final call. Overall, Tre Residences rates as a solid mid-market buy with a clear tenant base, subject to thorough financial modelling via a total cost of ownership calculator.
FAQ
What is the average price for TRE RESIDENCES?
What is the rental yield for TRE RESIDENCES?
Is TRE RESIDENCES freehold or leasehold?
What are the main risks of buying in the Geylang area?
The primary risks are: (1) a persistent “Geylang discount” in resale values relative to equivalent product in Paya Lebar or Eunos, driven by the area’s historical reputation; (2) policy sensitivity — URA zoning changes or enforcement actions around entertainment uses can affect neighbourhood character; and (3) limited en-bloc potential due to small land area and leasehold tenure. Notably, the immediate street (Geylang East Avenue 1) is quiet and residential — the reputational risk is more a broad district perception issue than a direct street-level concern for residents of Tre Residences itself.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 113 transactions analysed
- Rental data: 362 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 TRE 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 TRE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (50m away), an upgrader gap of about $600,000
- Kallang/whampoa — 4-room average $882,887 (1.2 km away), an upgrader gap of about $450,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $400,000