38 I Suites
Uploaded from file
Overview & Key Facts
38 I Suites is a compact freehold development tucked along Ipoh Lane in District 15 — a 120-unit condominium completed in 2014 by Sustained Land Pte Ltd. Rising 16 storeys on a relatively modest site, the development targets a specific buyer profile: those seeking freehold ownership in the Geylang-Paya Lebar corridor at a quantum significantly below the headline-grabbing mega-launches that dominate the district. With unit sizes ranging from studio-style 355 sqft one-bedders to generously proportioned 2,989 sqft penthouses, the mix is deliberately weighted towards smaller configurations — reflecting the investment-oriented buyer base that gravitates to this pocket of District 15.
Sustained Land Pte Ltd is a Singapore-based boutique developer whose portfolio includes similarly scaled residential projects. They are not a household name in the league of CapitaLand or City Developments, but that is not necessarily a disadvantage for a development of this size. What matters more at 38 I Suites is the freehold tenure — a genuinely differentiating attribute in a district where most recent supply has been 99-year leasehold. In a corridor where Grand Dunman, Emerald of Katong, and Tembusu Grand all launched on leasehold land, 38 I Suites’ freehold title is a structural advantage that compounds over decades.
At a current average of $1,514 PSF (trailing 12 months), 38 I Suites sits in a distinctly different pricing tier from the district’s newer launches. The median transaction price of $1,080,000 places this firmly in quantum-accessible territory — a fact that, combined with an average rent of $2,767 and a 3.11% gross yield, makes it one of the more workable rental yield propositions in the East Coast corridor. This is not a lifestyle showpiece; it is a pragmatic, well-located freehold asset in a district where land values only move in one direction.
Location & Connectivity
Ipoh Lane sits in the Geylang-Paya Lebar fringe of District 15, straddling the boundary between the traditional Geylang enclave and the more polished Marine Parade-Katong corridor to the south. The immediate neighbourhood is mixed-use — a blend of low-rise shophouses, residential developments, and the commercial bustle that defines greater Geylang. This is not the quiet, leafy residential character of Meyer Road or the curated heritage charm of Joo Chiat, but it offers something those addresses cannot: genuine walkable urban convenience at a fraction of the price.
Paya Lebar MRT (CC9/EW8) is approximately 740 metres away — a 9–10 minute walk that straddles the line between convenient and merely acceptable. The station sits at the interchange of the Circle Line and East-West Line, providing two-line connectivity that is genuinely useful: Raffles Place in roughly 15 minutes via EW, and Botanic Gardens, Holland Village, or Buona Vista via CC without transfers. Dakota MRT (CC8) is about 930 metres, offering a Circle Line alternative. Tanjong Katong MRT (TE25) on the newer Thomson-East Coast Line is 880 metres, adding a third line option that connects directly to Marina Bay and the northern corridor.
Daily necessities are well covered. The Geylang Serai market and food centre is within walking distance, as is the retail cluster around Paya Lebar Quarter (PLQ) — the mixed-use development anchored by a mall, office towers, and food options that has materially upgraded the Paya Lebar precinct. For larger grocery runs, the PLQ Cold Storage and NTUC FairPrice at nearby Tanjong Katong Complex are accessible. The Katong-Joo Chiat food and lifestyle corridor is a short drive or bus ride south, and East Coast Park is reachable via Marine Parade.
The school catchment is a genuine strength. Haig Girls’ School is just 170 metres away — virtually at the doorstep. Tao Nan School (550m), Broadrick Secondary (570m), Tanjong Katong Primary (590m), and Tanjong Katong Girls’ School (600m) are all comfortably within the 1 km priority enrolment radius. Kong Hwa School at 760 metres and the Canadian International School (Tanjong Katong) at 670 metres round out one of the densest school catchments in the district. For families, this proximity is a material advantage that transcends the development’s own attributes.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
Facilities
For a 120-unit boutique development, 38 I Suites provides a functional if modest facilities set. The centrepiece is the lap pool complemented by a wading pool and jacuzzi, all situated within the development’s internal courtyard. A fitness corner, children’s playground, BBQ pits, and a landscaped garden with a view deck round out the communal amenities. The development also features five levels of sheltered car parking — an unusually generous provision for a project of this size, ensuring residents never have to hunt for a lot.
“Nice low density condo. Best is the swimming pool with jacuzzi and kids pool with roof cover. Additional small gym for 3-4 pax. Sufficient car park lots for all. 5 floors of car park. Security is quite ok. Cleanliness is good. The workers there are friendly and hardworking.”
— Resident review via PropertyGuru
The honest assessment is that these are starter-level facilities for a development in the $1,500 PSF range. The gym is compact — suited for three to four users at a time, with basic equipment that will not satisfy serious fitness enthusiasts. There is no tennis court, no function room, and no dedicated lap pool of competitive length. For buyers coming from larger developments with resort-style amenities decks, 38 I Suites will feel stripped back. But the trade-off is tangible: with only 120 units sharing these facilities, overcrowding is never an issue. The pool is available when you want it, the BBQ pits do not require weeks of advance booking, and the grounds are maintained to a standard that residents consistently describe as clean and well-kept.
The five-storey car park deserves specific mention. In an era where newer developments are aggressively cutting parking ratios to meet regulatory minimums, 38 I Suites’ generous provision is a practical convenience that car-owning residents appreciate. The sheltered design also protects vehicles from Singapore’s weather — a small but daily quality-of-life benefit.
Unit Sizes & Layout
38 I Suites’ unit mix is heavily weighted towards compact configurations: 1-bedroom (including 1+1 study variants), 2-bedroom, and 2-bedroom-plus-study units form the bulk of the 120-unit inventory. Built-up sizes range from approximately 355 sqft for the smallest one-bedders to 2,989 sqft for the penthouses — a dramatic spread that reflects the development’s dual appeal to investors seeking compact rental units and owner-occupiers wanting something more spacious at the upper end.
The one-bedroom and 1+1 units in the 355–560 sqft range are the development’s bread and butter. These are investment-grade units designed for the rental market: functional layouts that maximise lettable space without wasted circulation areas. They compete directly with the wave of shoebox apartments that proliferated in District 15 during the 2012–2014 development cycle, but 38 I Suites’ freehold tenure gives them a structural edge for long-term holders. The two-bedroom units offer a step up in liveability, with enough space for a couple or small family, while still maintaining the quantum discipline that keeps entry prices below the psychological $1.2 million mark.
The penthouses are the wild card — at up to 2,989 sqft, they offer genuinely spacious living with private roof terraces and panoramic views from the 16th floor. These units trade at a significant premium but represent a fundamentally different product from the compact units below: freehold penthouse living in District 15 at a PSF that would barely buy a studio in the newest launches down the road. For the right buyer, the penthouses are where 38 I Suites punches well above its weight.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 11 | $1,691 | $795,455 |
| 1 BR | 26 | $1,684 | $1,029,534 |
| 3 BR | 6 | $1,091 | $1,219,648 |
| 4 BR | 2 | $1,058 | $1,435,000 |
Pricing & Market Position
Based on 45 recorded transactions, sale prices range from $720,000 to $1,450,000, averaging $1,015,684 (~$1,507 psf).
Rents range from $1,800 to $4,800 per month across 284 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 24% (from $1,394 to $1,728 psf).
Neighbourhood Comparison
The competitive landscape for 38 I Suites is defined less by direct rivals and more by the district’s dramatic pricing stratification. Grand Dunman ($2,537 PSF, 99-year from 2022, 1,008 units) is the district’s largest recent launch — a full-facility mega-development that commands nearly $1,000 more per square foot than 38 I Suites. The PSF gap reflects tenure (leasehold vs freehold), age (new vs 2014), and facilities scale, but the quantum gap is even more instructive: a two-bedroom at Grand Dunman costs what a penthouse at 38 I Suites might fetch. These are fundamentally different products serving different buyer profiles.
Emerald of Katong ($2,640 PSF, 99-year from 2023, 846 units) and Tembusu Grand ($2,461 PSF, 99-year from 2022, 638 units) tell a similar story: newer, larger, leasehold, and priced at a PSF premium that translates into multiples of 38 I Suites’ absolute quantum. Among freehold options, The Continuum ($2,790 PSF, freehold, 816 units) is the closest comparison in tenure terms, but at nearly double the PSF, it serves a completely different market segment. Amber Park ($2,537 PSF, freehold, 592 units) similarly operates in a different price universe.
The realistic comparison set for 38 I Suites is other boutique freehold developments in the Geylang-Paya Lebar-Katong corridor from the 2012–2016 vintage: projects like Sims Urban Oasis (leasehold but similar quantum), Guillemard Edge, and Rezi 24 that compete on accessibility, freehold tenure, and sub-$1.5 million entry points. Within this peer group, 38 I Suites holds its own on location (Paya Lebar interchange proximity), school catchment (Haig Girls’ 170m is hard to beat), and rental yield (3.11% gross). The development will never compete on prestige or facilities with the district’s flagship launches, but for the quantum-conscious buyer who prioritises freehold tenure and rental workability over lifestyle amenities, it represents a measured and defensible position in District 15.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 38 I SUITES | 2014 | 120 | $1,507 | |
| 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 | $2,544 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 38 I SUITES across multiple dimensions.
What Residents Say
“Nice low density condo. Best is the swimming pool with jacuzzi and kids pool with roof cover. Additional small gym for 3-4 pax. Sufficient car park lots for all. 5 floors of car park. Security is quite ok. Cleanliness is good.”
— Resident review via PropertyGuru
“Convenient location close to Paya Lebar MRT and PLQ mall. Good for tenants who work in the area. Pool area is quiet and well-maintained, you rarely see more than a few people using it at any time.”
— Owner feedback via 99.co
“Good rental yield for the quantum. Freehold is the key draw. Finishings are basic but functional — typical of developments from that period. The Geylang address puts some buyers off but the location is actually very accessible.”
— Investor review via EdgeProp
“Units are on the small side, especially the one-bedders. But for what you pay, the freehold tenure and location near Paya Lebar make it a decent investment. Management keeps the place clean.”
— Tenant review via SingaporeExpats
The resident feedback pattern for 38 I Suites is remarkably consistent and tells a coherent story. Positive sentiments cluster around three themes: the low-density living experience (pool availability, parking sufficiency, minimal crowding), the freehold tenure as a long-term value anchor, and the improving Paya Lebar precinct as a daily convenience and rental demand driver. The negatives are equally consistent: compact unit sizes that test the limits of comfortable living, basic finishings that reflect the development’s mid-market positioning, and the Geylang address association that some buyers and tenants perceive as a drawback. Notably, no residents flag major structural or management issues — the development appears well-run for its size, with clean common areas and responsive maintenance. The overall picture is of a development that delivers exactly what it promises: functional, well-located freehold living without pretence.
Strengths & Weaknesses
- Freehold tenure — no lease decay, eliminates the single biggest long-term risk in Singapore property
- Quantum-accessible entry to District 15 — median transaction $1,080,000
- Exceptional school catchment: Haig Girls' School just 170m, Tao Nan 550m, five more schools within 800m
- Multi-line MRT access: Paya Lebar interchange (CC/EW) 740m, plus Tanjong Katong TEL 880m
- Competitive 3.11% gross yield — among the better rental return profiles in the district
- Low density at 120 units — facilities never crowded, pool and BBQ always accessible
- Five-storey sheltered car park with generous lot provision for all units
- Paya Lebar precinct transformation (PLQ) provides structural rental demand uplift
- PSF appreciation from $1,394 to $1,746 demonstrates market recognition of freehold value
- Clean and well-maintained common areas consistently noted by residents
- Geylang-fringe address lacks the prestige of Katong or Meyer Road positioning
- Compact unit sizes — smallest one-bedders at 355 sqft are tight for comfortable living
- Gym is basic and small — accommodates only 3-4 users, not suited for serious fitness
- No tennis court, function room, or competitive-length lap pool
- Development is 12 years old — finishings are functional but showing their age
- Paya Lebar MRT at 740m is walkable but not truly doorstep convenience
- Investment score of 43/100 suggests limited upside for outsized capital gains
- En-bloc score of 35/100 — collective sale potential is low given site constraints
- Boutique developer without the brand recognition of major established developers
Verdict
38 I Suites occupies a pragmatic niche in District 15: it is the freehold, quantum-accessible entry point for buyers who want East Coast district exposure without the $2 million-plus commitment that the corridor’s newer launches demand. At $1,514 PSF and a median transaction of $1,080,000, the numbers are workable for a wider buyer pool than most District 15 options — and the freehold tenure means owners are not watching a 99-year clock tick down from day one.
The honest weaknesses require clear-eyed acknowledgement. The Geylang-fringe location does not carry the same prestige as the Katong or Meyer Road addresses that anchor District 15’s reputation. Facilities are functional rather than impressive. The smallest units are genuinely compact, and the development’s 2014 vintage means finishings are now over a decade old. The walkability score of 71/100 is respectable but reflects a location that still requires some effort to reach MRT stations and the district’s better amenity clusters. The investment score of 43/100 and en-bloc score of 35/100 suggest this is not a development where outsized capital gains or collective sale windfalls should be expected.
Where 38 I Suites genuinely delivers is on the fundamentals that matter for long-term holding: freehold tenure that eliminates lease decay risk, a 3.11% gross yield that is competitive for District 15, an exceptional school catchment headlined by Haig Girls’ School at just 170 metres, and multi-line MRT accessibility via Paya Lebar interchange. The PSF trend — climbing from $1,394 to $1,746 before moderating to $1,628 — shows a market that recognises the freehold value proposition even as newer leasehold supply floods the district. For investors seeking rental income with freehold downside protection, or for families prioritising school proximity at an achievable quantum, 38 I Suites is a considered, unglamorous, and fundamentally sound choice.