Baode Building
Overview & Key Facts
BAODE BUILDING is a freehold residential development along LORONG 35 GEYLANG in District 14 (Geylang / Eunos). The project comprises a compact development and sits in the established secondary market, placing it in the RCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
BAODE BUILDING is roughly 0.57km from Paya Lebar — within the conventional 800m walking threshold. Capital values capture meaningful MRT premium; rental tenants typically rate this as 'walkable'.
Within District 14 (Geylang / Eunos), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Kong Hwa School (0.18km), Geylang Methodist School (Secondary) (0.32km), Geylang Methodist School (Primary) (0.42km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Macpherson Primary School | primary | ~1.3 km |
| Tanjong Katong Primary School | primary | ~1.4 km |
| Tao Nan School | primary | ~1.4 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $27,000,000 to $27,000,000, averaging $27,000,000.
Rents range from $2,600 to $3,700 per month across 7 rental transactions. Current rental yield sits at approximately 0.1%.
Neighbourhood Comparison
Among directly-comparable district projects: PARC ESTA at $2,184 psf; SIMS URBAN OASIS at $1,762 psf; PENROSE at $1,928 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BAODE BUILDING | Freehold | — | — | — |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates BAODE BUILDING across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- MRT within walking distance (<800m) supports CBD-bound commuters and rental demand
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Walkability score of 80/100 reflects strong daily-amenity coverage
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: BAODE BUILDING is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.3/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.