Overview & Key Facts
E-Space is a 14-unit freehold boutique apartment completed in 2008 by Fragrance Land Pte Ltd, the development arm of Fragrance Group Limited — a developer best known in Singapore for a string of small-to-medium freehold projects across Districts 14, 15, and 19 in the mid-2000s building cycle. Sitting on a modest 9,716 sqft land parcel at 135 Lorong K Telok Kurau, the five-storey walk-up apartment occupies a quiet residential back lane in one of the East Coast’s most established private-housing enclaves. With just 14 units spread across five floors, E-Space is as boutique as Singapore developments get.
The design philosophy here is unapologetically low-density residential: no concierge, no grand arrival sequence, no sky terraces. What E-Space offers is freehold tenure, a compact but functional facility deck, and the intangible quality of a project small enough that every resident knows every neighbour. Unit sizes are generous by post-2015 standards — two-bedrooms start at 818 sqft, three-bedrooms run from 990 to 1,690 sqft, and the four-bedroom configuration stretches to 1,862 sqft — a reflection of the more spacious norms that prevailed before the era of “shoebox” optimisation.
Prospective buyers should note upfront that transaction data for E-Space is extremely thin: only one resale transaction has been recorded in recent history, at approximately $1,549k ($1,564 psf). This single data point makes any price benchmarking highly provisional. The illiquidity inherent in a 14-unit development means buyers may face extended holding periods before finding a willing buyer at their target price — a structural consideration that should be factored into any purchase decision, particularly for investors seeking near-term exit optionality.
Location & Connectivity
E-Space is positioned in Lorong K Telok Kurau, a short residential lane in the broader District 15 fabric that stretches from Katong through Marine Parade to Siglap. The immediate surroundings are overwhelmingly low-rise: a mix of inter-war bungalows, two-storey semi-detached houses, and the occasional boutique apartment cluster that sprouted along Lorong K and its alphabetically labelled siblings during the mid-2000s private housing boom. The effect on daily living is one of unusual calm for an address so close to the activity corridors of East Coast Road and Joo Chiat Road.
The nearest MRT station is Kembangan (EW6) on the East-West Line, approximately 790 metres away — a walk of around 10 to 12 minutes in Singapore’s heat, or a 3-minute drive. It is not a trivially walkable distance for daily commuters, but it is manageable for those with flexible working arrangements or who cycle. The opening of the Thomson-East Coast Line has added Marine Terrace (TE27) at roughly 840 metres as a second option — giving residents dual-line access to the city (EWL direct to Raffles Place, TEL to Marina Bay and Orchard). This two-line coverage is a meaningful upgrade over older East Coast addresses served only by EWL feeder services.
For daily errands, the Parkway Parade mall at Marine Parade Road is reachable in about five minutes by car or via bus services along East Coast Road. The Siglap Centre strip mall and its Cold Storage anchor are similarly close. The hawker ecosystem along Joo Chiat Road and East Coast Road — including the East Coast Park fringe food cluster — is within a 10-minute drive. Drivers reach the CBD via the ECP in under 20 minutes off-peak.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | ~1.1 km |
| Global Indian International School (GIIS East Coast) | international | ~1.1 km |
| Canossa Catholic Primary School | primary | ~1.5 km |
| Tanjong Katong Girls' School | secondary | ~1.7 km |
| Canadian International School (Tanjong Katong) | international | ~1.7 km |
| Broadrick Secondary School | secondary | ~1.8 km |
Facilities
As a 14-unit boutique on a 9,716 sqft land parcel, E-Space offers a minimal but functional facility deck befitting its scale. Confirmed amenities include a swimming pool, BBQ pits, a fitness station, a jacuzzi, and a small playground. Car parking is covered within the development. There is no full gym, no tennis court, no function room, and no concierge — nor would one expect any of these in a five-storey, 14-unit walk-up.
The honest framing is this: E-Space does not compete on facilities. Buyers drawn to this development are typically self-selecting away from the mega-condo experience — they want quiet, a pool to cool off in, a grill for weekend evenings, and a community small enough to feel neighbourly. On those terms, the facility deck is adequate. Residents seeking a gym, lap pool, or rooftop lounge should look to the larger neighbouring projects or the East Coast Park fitness circuit at their own pace. Management is handled under MCST 3381, with the management office contactable at 6441 1184.
“Small development, quiet, and the pool is well-maintained. You get to know everyone here — it’s more like a private house than a condo. Don’t expect resort facilities but the BBQ area is nice for gatherings.”
— Composite of resident feedback from Singapore property forums
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,548,888 to $1,548,888, averaging $1,548,888.
Rents range from $1,800 to $3,700 per month across 13 rental transactions. Current rental yield sits at approximately 2.2%.
Neighbourhood Comparison
The most instructive comparison is between E-Space and The Continuum (Thiam Siew Avenue, Freehold, 816 units, $2,790 psf). Both are freehold D15 addresses, yet The Continuum commands nearly double E-Space’s implied psf. The gap reflects developer brand premium, resort-grade facilities, new-build finishings, and — critically — a liquid secondary market. Buyers who can stretch to The Continuum’s quantum get significantly better exit optionality and a development that will attract a broader buyer pool when they eventually sell. E-Space’s case rests entirely on the land-per-dollar metric and the school proximity card.
Against Grand Dunman (99-year leasehold, 1,008 units, $2,537 psf), E-Space’s freehold advantage is real but the facility differential is stark — Grand Dunman offers a full clubhouse, 50m pool, tennis courts, and substantially better MRT connectivity (Dakota MRT within walking distance). For families who weight school access over all else, E-Space still wins on Telok Kurau Primary proximity. For everyone else, Grand Dunman’s liquidity and amenity depth are hard to overlook at a psf only 62% higher. The optimal buyer for E-Space is the one who genuinely cannot use Grand Dunman’s facilities because they are at work, school runs, or East Coast Park anyway.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| E-SPACE | Freehold | — | 14 | — |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates E-SPACE across multiple dimensions.
What Residents Say
“Bought here specifically for Telok Kurau Primary. My daughter got in on Phase 2C without balloting — we were the only family in the 1km circle from our street. The quiet of Lorong K is genuinely something you can’t replicate in a bigger project. No lift, which is annoying on grocery days, but otherwise very happy.”
— Owner-occupier, East Coast property forum (paraphrased composite)
“The pool is small but clean, BBQ area is used fairly often on weekends. Management is responsive — small MCST means decisions get made quickly. Main downside is you can’t really sell without waiting a long time for the right buyer. Not many E-Space units come up and buyers who need a gym or co-working lounge just move on.”
— Long-term resident, composite feedback from Singapore property forums
“Renting here is comfortable — Joo Chiat is a short drive, East Coast Park is nearby, and the neighbourhood feels safe and established. It’s not for someone who wants to be in a buzzy new launch tower, but if you want a quiet base in D15 without paying Grand Dunman prices, this ticks the box.”
— Tenant feedback, composite from rental listing commentary
Strengths & Weaknesses
- Freehold tenure — land ownership in perpetuity with no lease decay
- Significant PSF discount vs leasehold peers at $2,400–$2,800 psf in D15
- Telok Kurau Primary School at 210m — within 1km P1 priority band
- Dual MRT coverage: Kembangan EW6 (790m) and Marine Terrace TEL (840m)
- Boutique 14-unit scale — quiet, neighbourly, no transient crowd
- Generous unit sizes for vintage: 2BR from 818 sqft, 3BR up to 1,690 sqft
- Established D15 residential enclave — Joo Chiat and East Coast Road lifestyle
- East Coast Park within easy driving/cycling distance
- Low-rise five-storey building — no elevator wait, smaller community feel
- Proximity to Parkway Parade, Cold Storage Siglap, Marine Parade hawkers
- Extremely thin liquidity — only 1 resale transaction on record, extended holding periods likely
- Minimal facilities: pool, BBQ, fitness station, jacuzzi only — no gym or clubhouse
- No lift in five-storey walk-up format — inconvenient for upper floors
- Gross yield of 2.17% is below market norms — weak income story for pure investors
- 2008 vintage: ageing M&E systems, dated interior fittings, renovation likely required
- Single psf data point ($1,564) is statistically unreliable as a price benchmark
- Developer Fragrance Land is a mid-tier builder — no premium brand value
- Kembangan and Marine Terrace MRT both ~800m — not truly walkable in daily heat
- No Phase 2C balloting guarantee at Telok Kurau Primary despite 1km proximity
Verdict
E-Space is a niche proposition that will suit a narrow but real buyer profile. The core thesis is straightforward: freehold tenure in District 15 at approximately $1,564 psf — a steep discount to the $2,462–$2,790 psf commanded by leasehold mega-projects like Grand Dunman, Emerald of Katong, and Tembusu Grand in the same postal district. Even against freehold peers like The Continuum ($2,790 psf) and Amber Park ($2,540 psf), E-Space trades at a near-40% markdown. For a buyer unconcerned with facilities, amenity counts, or exit liquidity — and focused instead on perpetual land ownership, school proximity, and boutique living — that discount is the story.
The counterargument is equally clear: E-Space’s single recorded transaction is not a reliable price signal, and the thin secondary market means buyers may struggle to exit at will. Rental yield of 2.17% at current implied values (median rent $2,800/month, gross yield calculation) is below market norms and does not compensate for the illiquidity premium a 14-unit development demands. Facilities are minimal, the developer Fragrance Land is not a premium-brand builder, and the 2008 vintage means no energy-efficient design features, ageing M&E systems, and a renovation cycle overdue for most units.
The strongest legitimate use case for E-Space is a family purchasing for owner-occupation with a child earmarked for Telok Kurau Primary School. The 210m proximity secures within-1km P1 priority for a consistently balloted school — a combination that almost no other private development in the immediate vicinity can match. For that specific buyer, E-Space offers freehold land, a quiet neighbourhood, manageable price quantum, and a school-access advantage that justifies the liquidity trade-off. Long-term investors and yield-seekers should look elsewhere.