ZYANYA is a freehold development along Lorong 25A Geylang in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 34 units and is TOP 2025.
This profile draws on 34 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.
At roughly 1 year from TOP, ZYANYA is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 14 (Geylang / Eunos), the immediate context for ZYANYA 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 34 sales and 15 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ZYANYA dashboard.
- Average sale price: $1,779,690 across 34 transactions
- Estimated gross rental yield: 3.1%
- District 14 PSF ranking: Premium tier (top 6%)
- Freehold tenure · RCR · D14 · 34 units
About ZYANYA
ZYANYA is a freehold condominium, located at Lorong 25A Geylang in District 14 (Geylang, Eunos) (Rest of Central Region), developed by NNB 8 Development Pte Ltd, comprising 34 residential units, completed in 2025.
As a freehold property, ZYANYA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ZYANYA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $1,999 psf | $882,000 |
| 1 BR | 9 | $2,019 psf | $1,267,207 |
| 2 BR | 5 | $1,917 psf | $1,712,645 |
| 3 BR | 19 | $1,818 psf | $2,087,335 |
Sales Market Overview
ZYANYA has recorded 34 sale transactions with an average transaction price of $1,779,690, ranging from $882,000 to $2,498,700.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,899 psf | $1,244,375 | — |
| 2022 | 19 | $1,864 psf | $1,624,094 | ↓ 1.8% |
| 2023 | 5 | $1,876 psf | $1,995,280 | ↑ 0.6% |
| 2024 | 3 | $2,037 psf | $2,086,233 | ↑ 8.6% |
| 2025 | 5 | $1,919 psf | $2,185,566 | ↓ 5.8% |
ZYANYA ranks in the top 6% of condos in District 14 by average PSF.
Compared to the RCR average of $2,049 psf, ZYANYA trades 7.7% below the segment benchmark.
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Rental Market Overview
ZYANYA has recorded 15 rental transactions with monthly rents averaging $4,597/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 7 | $4,143/mo | $2,400/mo | $6,800/mo |
| 2 BR | 2 | $4,200/mo | $4,100/mo | $4,300/mo |
| 3 BR | 5 | $5,010/mo | $3,600/mo | $7,500/mo |
| 4 BR | 1 | $6,500/mo | $6,500/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 12 | $4,458/mo |
| 2026 | 3 | $5,150/mo |
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Investment Analysis
Based on average rents and sale prices, ZYANYA delivers an estimated gross rental yield of 3.1%. 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 ZYANYA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ZYANYA
- Aljunied MRT
- Dakota MRT
- Mountbatten MRT
- Paya Lebar MRT
- Paya Lebar MRT
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
- One World International School (Mountbatten)
Nearby MRT Stations
ZYANYA is 290m from Aljunied MRT (East-West Line), with 7 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 290m |
| Dakota | CC8 | Circle Line | 850m |
| Mountbatten | CC7 | Circle Line | 880m |
| Paya Lebar | EW8 | East-West Line | 1.2 km |
| Paya Lebar | CC9 | Circle Line | 1.2 km |
| Kallang | EW10 | East-West Line | 1.4 km |
| Mattar | DT25 | Downtown Line | 1.4 km |
Nearby Schools
There are 11 schools within 2 km of ZYANYA, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 340m |
| Geylang Methodist School (Secondary) | Secondary | 510m |
| One World International School (Mountbatten) | International | 560m |
| Kong Hwa School | Primary | 790m |
| Haig Girls' School | Primary | 1.4 km |
| Macpherson Primary School | Primary | 1.5 km |
| Tanjong Katong Primary School | Primary | 1.8 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.8 km |
| Tao Nan School | Primary | 1.8 km |
| Broadrick Secondary School | Secondary | 2.0 km |
| EtonHouse International School (Broadrick) | International | 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. Aljunied sits about 0.29km 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 34 units, ZYANYA 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. Geylang Methodist School (Primary) sits about 0.34km 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.
- ✅ 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: ZYANYA 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. 34 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 ZYANYA?
What is the rental yield for ZYANYA?
Is ZYANYA 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: 34 transactions analysed
- Rental data: 15 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 ZYANYA
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 ZYANYA against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (370m away), an upgrader gap of about $1,000,000
- Kallang/whampoa — 4-room average $882,887 (1 km away), an upgrader gap of about $900,000