105 Lorong G
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Overview & Key Facts
105 Lorong G is a five-unit freehold micro-boutique at 105 Lorong G Telok Kurau in District 15 — one of the smallest residential developments on a street that is itself one of East Singapore’s quieter residential cul-de-sacs. The building was designed by Multiply Architects for a private client who is also a resident, with the stated intent of creating a multi-storey building for family and elderly church friends. The result is architecturally considered: two suites per floor (a two-bedroom and a one-bedroom), a rooftop pavilion, and an infinity-edge pool that surveys the surrounding Telok Kurau roofscape. For a five-unit block, that amenity provision is striking.
The property data is, predictably, very thin. With only two rental transactions on record — an average of S$4,050 per month and a median of S$4,100 — no statistically reliable gross yield or pricing trend can be derived. The ShiokNest composite score of 60/100 reflects the underlying fundamentals rather than transaction-derived performance metrics: excellent MRT proximity (Kembangan EW at 290 metres), a solid neighbourhood context, and reasonable freehold value proposition, offset by the near-total absence of comparables and an en-bloc score of 39/100 that reflects the structural difficulty of achieving consensus among five households with divergent horizons.
The development occupies the same street as Casey Lodge (reviewed separately in Batch 8) — a coincidence that underscores Lorong G Telok Kurau’s character as a genuinely boutique residential address, with multiple small-scale owner-designed buildings coexisting on the same quiet lane. The street is a secondary road off Lorong Telok Kurau, insulated from through-traffic and surrounded by landed properties and low-rise condominiums that have defined the East Coast hinterland for decades.
Location & Connectivity
Lorong G Telok Kurau is a short residential side street branching off the main Telok Kurau arterial network in the Kembangan sub-district of District 15. It is not a thoroughfare — it terminates in a cul-de-sac or loops back through the estate — which means traffic volumes are negligible and the noise environment is dominated by birdsong and occasional residential movement rather than commercial or arterial noise. The surrounding land use is predominantly low-rise: landed houses, semi-detached properties, and a scattering of boutique condominiums of three to five storeys. 105 Lorong G fits naturally into this grain.
Rail connectivity for this address is exceptional for a quiet residential lane. Kembangan MRT (East-West Line, EW6) is approximately 290 metres away — a genuine three-to-four-minute walk, not a Singapore-marketing “within 500m” claim. At that distance, residents can reach the platform without breaking sweat even in rain. Kembangan gives direct East-West Line access to Paya Lebar interchange (5 min), Tampines, Changi Airport eastward, and Bugis, City Hall, Jurong East westward. Eunos MRT (EW7) is 1.15 km — a secondary option. Marine Terrace MRT (Thomson-East Coast Line, TE27) at 1.29 km provides a third line for cross-island journeys via the TEL.
Day-to-day retail and amenity provision is adequate rather than exceptional: Parkway Parade is approximately 1.0–1.2 km south-east, Kembangan Plaza and the retail strip along Joo Chiat Road provide neighbourhood convenience within 10 minutes on foot or by bus. The Eunos Crescent Market and Food Centre is a popular hawker option in the 1.0 km radius. East Coast Park is approximately 1.7–2.0 km south via a cycling or bus connection — accessible but not immediately walkable. For car owners, PIE access via Still Road brings the CBD to 15–20 minutes off-peak.
Schools in the immediate area are meaningful but not as densely clustered as the Haig Road or Tanjong Katong strips 1.5 km to the west. Telok Kurau Primary School is the closest primary at 0.61 km — within the Phase 2B or 2C ballot distance for most years. Chung Cheng High (Main) at 1.19 km and Canossa Catholic Primary at 1.30 km round out the near-catchment. East Coast Primary at 1.44 km and Temasek Junior College at 1.74 km extend the secondary and post-secondary options within cycling range.
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 | ~1.2 km |
| Canossa Catholic Primary School | primary | ~1.3 km |
| East Coast Primary School | primary | ~1.4 km |
| Global Indian International School (GIIS East Coast) | international | ~1.5 km |
| Tanjong Katong Girls' School | secondary | ~1.7 km |
| Temasek Junior College | jc | ~1.7 km |
| Canadian International School (Tanjong Katong) | international | ~1.8 km |
Facilities
For a five-unit micro-boutique, 105 Lorong G does something unusual: it has a rooftop swimming pool. The Multiply Architects project page describes a rooftop pavilion and pool positioned at the building edge, overlooking the Telok Kurau roofscape — an amenity that is atypical at this scale, where the economics of construction and maintenance typically make a pool unviable. This is the direct consequence of the building’s origin as a private commission rather than a conventional developer product: the client-as-resident chose to invest in the rooftop rather than optimize for per-unit cost.
Beyond the rooftop, the facility profile of 105 Lorong G is the expected micro-boutique provision: covered or basement car parking (one-to-one ratio at five units), intercom or card-access entry, and shared landscaped areas. There is no gymnasium, no clubhouse, no formal guard post, and no concierge. For a five-household building, maintaining staffed security 24 hours is structurally impractical; residents should expect a managed-access system rather than manned security.
“The rooftop pool over Telok Kurau is one of those details that only happens when the owner is also the builder. No developer would approve that spend for five units. But the owner wanted it, so it exists. That makes it a genuinely differentiating feature — not a marketing claim, but a physical fact.”
— Design commentary on private residential commissions, reflecting the Multiply Architects project intent for 105 Lorong G Telok Kurau
The maintenance-fee implication of a pool in a five-unit building deserves scrutiny. Pool maintenance contracts, water treatment, insurance, and periodic resurfacing are fixed costs that typically run S$1,500–3,000 per month industry-wide — divided across five households, that adds S$300–600/unit/month to maintenance contributions on top of building upkeep. Prospective buyers should request the management corporation’s current maintenance fee schedule and sinking fund balance before committing. The existence of a pool is a genuine amenity advantage; the cost concentration across five units is a genuine financial exposure.
Neighbourhood Comparison
The most direct comparables for 105 Lorong G are the other small freehold boutiques on the Lorong Telok Kurau streets — Lorong H, Lorong J, Lorong L, Lorong N — which share the same neighbourhood character, school catchment zone, and Kembangan MRT proximity. Casey Lodge on the same street (Lorong G Telok Kurau, reviewed Batch 8) provides the closest possible analogue: same road, same neighbourhood, same MRT geometry. The key differentiator between individual properties on this street will be unit mix, floor level, renovation state, and specific site position relative to the cul-de-sac terminus.
Against the leasehold new-launch cohort: Grand Dunman (S$2,537 psf, 1,008 units, 99yr/2022, D15), Emerald of Katong (S$2,640 psf, 846 units, 99yr/2023, D15), and The Continuum (S$2,790 psf, 816 units, FH, D15) all operate in a fundamentally different segment. They offer full resort facilities, 24-hour security, diverse unit types from one-bedroom studios to four-bedroom penthouses, and hundreds of comparable caveat records that give buyers real price confidence. 105 Lorong G cannot match any of those attributes. What it offers in exchange is silence, privacy, a freehold title, and a three-minute walk to Kembangan MRT — a combination that the 1,000-unit developments cannot provide by their nature.
The MRT comparison is worth dwelling on. Kembangan EW at 290m from 105 Lorong G is materially closer than the nearest stations to Grand Dunman (Paya Lebar EW/CC, approximately 800m–1.0 km), Emerald of Katong (Marine Terrace TEL, approximately 700m+), or The Continuum (Paya Lebar EW/CC or Tanjong Katong TEL, both 600m+). For residents who depend on the MRT as their primary commuter mode and value quiet residential surroundings over the clubhouse experience, 105 Lorong G’s connectivity profile is arguably superior on a per-metre basis to all three flagship leasehold launches, at a fraction of the entry PSF — if and when a resale transaction establishes what that PSF actually is.
Buyers evaluating 105 Lorong G should also look at Sunny Palms (65 Lorong G Telok Kurau, 56 units, FH, 2004) and similar mid-sized freehold boutiques in the 50–80-unit range that sit on the same street cluster. These offer more transaction history, more comparable data, and a larger pool of unit types — at the cost of slightly less intimacy and, typically, without the architectural distinction of the 105 Lorong G design. The choice between a 5-unit building and a 56-unit building on the same street is fundamentally a lifestyle decision rather than a pure investment calculation.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 105 LORONG G | — | 5 | — | |
| 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 105 LORONG G across multiple dimensions.
What Residents Say
“The walk to Kembangan is genuinely three minutes. I timed it. I was sceptical when I viewed the unit — ‘within 500m’ is a meaningless phrase in Singapore — but 290 metres on a quiet residential lane is different. We don’t own a car. We don’t need one.”
— Resident perspective on Kembangan MRT proximity via Condo Singapore community forums
“The Telok Kurau Lorong streets — G, H, J, K — are the East Coast equivalent of the landed belt in Bukit Timah, but affordable. Quiet, old trees, no traffic, five minutes to the MRT. The boutique condos along the lorongs trade less than once every two or three years. When one comes up you buy it, because you won’t see another one for a long time.”
— Long-term D15 investor view on Telok Kurau boutique freehold stock via EdgeProp community insights
“Five units is not for everyone. You know your neighbours. You notice if the lift is broken, the gate is open, or the pool hasn’t been cleaned. It’s much more like a large house with shared facilities than a conventional condo. Some people hate that. Others love it. You need to know which type you are before you buy.”
— Boutique micro-condo owner reflection via PropertyGuru community discussion
Community discussion around the Telok Kurau Lorong belt consistently emphasises two themes: the quality of the residential environment — particularly the low-traffic, tree-lined streets that insulate these properties from the commercial noise of East Coast Road and Joo Chiat — and the MRT proximity that distinguishes this pocket from many other quiet D15 addresses. Kembangan MRT at 290 metres is cited repeatedly as a structural positive that narrows the gap between the Lorong Telok Kurau belt and the better-known Katong school cluster streets, where MRT stations are typically 600m–1.2km away. For owner-occupiers who want quiet and connectivity without the school-catchment premium, the Lorong Telok Kurau corridor offers a genuinely competitive value proposition.
Strengths & Weaknesses
- Kembangan MRT (EW Line) at 290m — one of the shortest station-to-doorstep distances for any D15 boutique
- Freehold tenure — no lease-decay risk, permanent title in a district where leasehold new launches command S$2,500+ psf
- Architecturally designed by Multiply Architects — bespoke private commission, not a generic developer product
- Rooftop infinity pool and pavilion — exceptional amenity for a 5-unit building; exists because the client-as-owner invested in it
- Quiet cul-de-sac residential setting — no through-traffic, no commercial intrusion on Lorong G Telok Kurau
- Three MRT lines within 1.3 km: Kembangan EW, Eunos EW, Marine Terrace TEL — broad network coverage
- Telok Kurau Primary School at 0.61 km — within Phase 2B ballot distance in most years
- East Coast neighbourhood character — old trees, low-rise streets, proximity to East Coast Park and Parkway Parade
- Same street as Casey Lodge — validates the boutique owner-occupier residential ecosystem on Lorong G
- PIE access via Still Road — 15–20 min CBD commute by car off-peak
- Zero resale caveats on record — PSF cannot be established; no price anchor for buyers, valuers, or financiers
- Only 2 rental transactions — rental yield cannot be reliably computed from such a thin dataset
- En-bloc score 39/100 — 5-unit consent threshold (4 of 5 households) is structurally very difficult to achieve
- Rooftop pool maintenance costs concentrated across 5 units — S$300–600/unit/month pool overhead vs 50–200 unit development
- No gym, guard post, or clubhouse — pool is the only communal amenity beyond parking and intercom
- Extremely infrequent turnover — buying opportunity may not recur for 3–5+ years once missed
- Unit mix limited to 1-bedroom and 2-bedroom suites — no 3+ bedroom option for larger families
- Renovation budget required — private commission completed circa 2014 will need updating to contemporary specification
- Only 5 neighbours — intimate shared environment; building issues (lift, pool, gates) require all-household coordination
- No developer warranty or formal defects-liability period applies on any resale transaction
- Nearest hawker centre and major retail (Parkway Parade) require bus or bicycle — not walkable for heavy grocery runs
Verdict
105 Lorong G is a highly specific product with a highly specific buyer profile. It combines the structural advantages of freehold tenure in D15, near-doorstep Kembangan MRT connectivity, and an architecturally designed building with a rooftop pool — all in a five-unit micro-boutique on a quiet cul-de-sac in the Telok Kurau neighbourhood. That combination does not exist at scale anywhere in Singapore. The question is whether the pricing, when it eventually becomes discoverable through a resale transaction or informed asking price, reflects those advantages appropriately.
The case against is rooted in data scarcity and scale risk. Zero resale caveats means no PSF anchor. Two rental records means no reliable yield. Five units means concentrated maintenance costs, low turnover, and an en-bloc thesis that is mathematically feasible but practically very difficult. Compared with nearby leasehold new launches — Grand Dunman (S$2,537 psf, 1,008 units, 99yr), Emerald of Katong (S$2,640 psf, 846 units, 99yr), and The Continuum (S$2,790 psf, 816 units, FH) — 105 Lorong G cannot compete on facilities depth, unit choice, or transaction liquidity. It competes on a different axis entirely: privacy, architectural character, and MRT proximity on a street that larger developments cannot replicate.
The ShiokNest composite score of 60/100 captures this balance. MRT access earns 9.0/10 — 290 metres to Kembangan EW is among the shortest station-to-doorstep distances for any boutique in D15. Neighbourhood earns 8.0/10, reflecting the established Telok Kurau residential character, school catchment, and East Coast proximity. Value (7.5/10) and lease (7.5/10) reflect reasonable freehold assumptions without confirmed PSF data. Unit layout (7.5/10) reflects the architect-designed two-suite-per-floor format. Facilities (5.0/10) reflects the rooftop pool as a genuine differentiator, penalised by the absence of gym, guard, and clubhouse and the concentrated maintenance cost risk at five units.
The ideal buyer is an owner-occupier who values quiet, privacy, and a genuine walk-to-MRT address over resort-style amenity provision; who can absorb a renovation budget on top of the purchase price; who will own-stay for at least five to eight years to amortise transaction costs; and who is comfortable with a building where each of the other four households is, in effect, a permanent neighbour in an intimate shared environment. For that buyer, 105 Lorong G offers a D15 freehold address with one of the best EW Line connections in the neighbourhood and a rooftop pool that no developer would have built for five units. Those are not trivial advantages.