Bliss Residences
Overview & Key Facts
Bliss Residences occupies a quiet stretch of Jalan Masjid in District 14 — a residential side street tucked behind the Kembangan MRT station that most commuters pass through without giving a second glance. Developed by One Two Holdings Pte Ltd and completed in 2008, it is a boutique freehold condominium with just 23 units across a modest low-rise block, representing the kind of intimate private living that sits at the opposite end of the spectrum from the mega-developments that dominate Singapore’s new launch scene.
With only 23 units, Bliss Residences is less a condominium estate and more an exclusive residential address. There is no resort-style amenity deck, no shuttle bus to the MRT, no concierge — and, crucially, no need for any of these, because Kembangan MRT is a genuine four-minute walk from the lobby. What the development trades in facility breadth, it more than compensates for in tenure permanence and location convenience, two qualities that have driven its steady price appreciation from S$1,323 psf to approximately S$1,440 psf over the recorded transaction window.
The buyer profile here is characteristically self-selecting: those who choose Bliss Residences are typically long-term owner-occupiers who want a freehold address in a mature east-side neighbourhood without the maintenance complexity and crowd of a larger development. It is a niche product, and it delivers precisely what it promises.
Location & Connectivity
Few condominiums at this price point can claim proximity to an MRT station as strong as Bliss Residences. Kembangan MRT (East-West Line) is just 130 metres from the development — a walk that takes under two minutes at a comfortable pace, requiring no shelter from rain for most of the route. From Kembangan, Paya Lebar interchange (East-West and Circle Lines) is two stops east, and Tampines Regional Centre is reachable in under 20 minutes. City Hall is approximately 25 minutes by train. For MRT-dependent households, this is a genuinely exceptional commuting position for an OCR address.
Drivers have equally solid options. The East Coast Parkway (ECP) is accessible within five minutes via New Upper Changi Road or Upper East Coast Road, connecting easily to the CBD or Changi Airport. The development sits in the triangle between Kembangan, Eunos, and Bedok — giving residents access to the full amenity spread of the mature eastern corridor without the expressway noise that affects units closer to the ECP itself. Kembangan is one of the quieter sub-markets in the east, with predominantly landed and low-to-mid-rise residential character that keeps the neighbourhood from feeling congested.
Day-to-day needs are comfortably met within a short radius. Kembangan Plaza sits adjacent to the MRT station and offers a FairPrice supermarket, a handful of casual dining options, and basic retail services. The broader Bedok amenity belt — Bedok Mall, Bedok Interchange food centre, and Bedok public library — is reachable in under 15 minutes on foot or one MRT stop. East Coast Park, with its cycling paths and beachside dining, is roughly a 10-minute drive or a pleasant 25-minute cycling trip via the park connector network.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | ~1.2 km |
| Chung Cheng High School (Main) | secondary | ~1.4 km |
| East Coast Primary School | primary | ~1.7 km |
| Global Indian International School (GIIS East Coast) | international | ~1.7 km |
| Tanjong Katong Girls' School | secondary | ~1.8 km |
| Temasek Junior College | jc | ~1.8 km |
| Canadian International School (Tanjong Katong) | international | ~1.8 km |
Facilities
Buyers approaching Bliss Residences expecting resort-style facilities will need to recalibrate expectations. As a 23-unit boutique development, the common areas are proportionally modest: a small swimming pool, a basic gym, and landscaped grounds that serve more as shared greenery than a recreational precinct. This is entirely consistent with the boutique freehold typology in Singapore — developments in this category (La Mariposa, J@63, 77 @ East Coast) make the same trade-off, exchanging amenity breadth for permanence of tenure and intimacy of community. Residents tend to embrace this aspect rather than resent it, noting that the pool and grounds rarely feel crowded and that maintenance fees remain manageable for the size.
“Pool is small but you pretty much have it to yourself most evenings. Very quiet compound, very neighbourly — we know most of the other owners by name. Not the place for someone who wants a gym with 20 machines, but that’s not why you choose a place like this.”
— Owner-occupier review via PropertyGuru
For residents who need more comprehensive gym access or recreational facilities, the proximity to Kembangan MRT means that ActiveSG facilities at Bedok Sports Hall are reachable in minutes. The tradeoff between private amenity scale and public facility access is a common feature of boutique freehold living in mature estates, and Kembangan’s public infrastructure makes that tradeoff more palatable than in less connected neighbourhoods.
Unit Sizes & Layout
Boutique developments from the mid-2000s era typically offer unit sizes that compare favourably with modern new launches, and Bliss Residences is no exception. The unit mix is weighted toward two-bedroom configurations, reflecting the development’s appeal to couples, small families, and investors seeking a manageable rental proposition in a well-connected location. Units at Bliss Residences benefit from the spatial norms of their construction era: practical floor plans with minimal wasted circulation space, generous bedroom sizes, and full-height windows that are less common in post-2015 developments built to tighter plot ratio rules.
With only 23 units on site, every stack enjoys a reasonable degree of privacy. The development’s orientation on Jalan Masjid — a low-traffic residential road — means that most units face either the street or the internal compound, with limited exposure to noise from the MRT or surrounding arterials. While there are no premium landed-enclave or sea views, the low-rise residential surroundings in Kembangan mean that outlook obstruction from neighbouring developments is minimal compared to the denser sub-markets of Marine Parade or Katong.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,457 | $836,000 |
| 2 BR | 3 | $1,330 | $1,059,000 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $750,000 to $1,207,000, averaging $919,625.
Rents range from $2,050 to $9,000 per month across 51 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 8.8% (from $1,323 to $1,440 psf).
Neighbourhood Comparison
Bliss Residences occupies a distinct segment within District 14 that its leasehold competitors cannot directly challenge. Parc Esta (99-year lease, 1,399 units, S$2,182 psf) is a vastly different product: comprehensive resort facilities, MRT-adjacent, and priced at a 52% premium over Bliss on a depreciating lease. Penrose (99-year lease, 566 units, S$1,928 psf) and The Antares (99-year lease, 265 units, S$1,833 psf) offer newer builds and fuller facility suites but at a leasehold premium of 27–34% over Bliss. EuHabitat (S$1,326 psf, 99-year lease) is the closest in absolute PSF terms, but its location is more car-dependent and it carries a leasehold tenure that will increasingly weigh on resale value.
The more relevant peer group for Bliss Residences is other boutique freehold condominiums in the eastern corridor: properties like 77 @ East Coast and La Mariposa in D15, which share the same boutique freehold thesis but at somewhat higher PSF values given Marine Parade’s premium address. Within D14 itself, Bliss Residences is one of the few remaining options for buyers who want genuine freehold tenure at a sub-S$1,500 psf entry point with sub-200m MRT access — a combination that is becoming structurally scarce as the leasehold pipeline continues to reset the price floor upward.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| BLISS RESIDENCES | Freehold | 2008 | 23 | — |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,182 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,760 |
| 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 BLISS RESIDENCES across multiple dimensions.
What Residents Say
“Bought for investment and it’s been consistently tenanted. Tenants love the MRT walkability and the quiet street. Yield is modest but the freehold status gives me peace of mind on the long-term hold.”
— Owner-investor review via PropertyGuru
“Very peaceful living. Only 23 units so everyone knows each other. Pool is small but clean and well-maintained. The walk to Kembangan MRT genuinely takes two minutes — that’s not marketing speak, it’s accurate.”
— Resident review via EdgeProp
“If you need a gym with lots of equipment or want resort-pool vibes, look elsewhere. But if you want a no-fuss freehold home with a short walk to the MRT, this delivers exactly that. I’ve been here since TOP and have no plans to move.”
— Long-term resident via EdgeProp, 2024
The consistent theme across resident feedback is that Bliss Residences self-selects for owners who understand exactly what they are buying: a quiet, low-maintenance freehold address within a short stroll of a major MRT station. Complaints are few, and where they appear they centre on the limited facility scope — a trade-off that well-informed buyers accept at purchase. Transaction history shows a high proportion of repeat long-term holders, suggesting that residents who choose this development tend to stay.
Strengths & Weaknesses
- Freehold tenure — no lease decay, permanent ownership security
- Kembangan MRT just 130m away — under 2-minute walk
- Quiet residential street with low traffic and low noise exposure
- Only 23 units — uncrowded pool and grounds, strong community feel
- Consistent price appreciation from $1,323 to ~$1,440 psf
- Competitive PSF vs leasehold D14 neighbours (Parc Esta $2,182, Penrose $1,928)
- Multiple primary schools within 2km including Telok Kurau Primary (0.82km)
- East Coast Park accessible via cycling or short drive
- Manageable maintenance fees given boutique scale
- 3.79% gross yield — steady rental demand from MRT-proximity tenants
- Only 23 units — minimal facilities (small pool, basic gym, no courts or function rooms)
- No shuttle bus, concierge, or communal spaces beyond the pool deck
- Limited unit variety — primarily 2-bedroom configurations
- Only 8 recorded sales transactions — thin liquidity for resale market timing
- No sea view or landed enclave outlook — modest residential surroundings
- Kembangan MRT is a single-line station (East-West Line only, not an interchange)
- Boutique developments can be harder to finance without sufficient comparable transactions
- Limited upside from en-bloc at 23 units — small site with lower collective value
Verdict
Bliss Residences is a clear buy for a specific type of buyer: someone who wants permanent freehold tenure, walkable MRT access, and a quiet residential address in the mature eastern corridor, and who has no need for a large amenity deck. At approximately S$1,440 psf, it offers freehold ownership at a meaningful discount to newer leasehold projects in the same district — Parc Esta, Penrose, and The Antares all transact above S$1,800 psf on 99-year leases. The structural argument for holding a freehold boutique at this price point over a multi-decade horizon is compelling: the asset does not decay toward zero on a lease countdown, maintenance fees remain low, and the MRT proximity provides a durable rental floor.
For investors, the numbers are workable. Gross yield sits at approximately 3.79%, with average rents of S$3,233 per month — consistent with what a two-bedroom unit on the East-West Line commands from tenants working in the CBD or along the Paya Lebar commercial corridor. This is not a high-yield play, but the combination of reasonable yield and freehold capital preservation is a defensible long-term strategy, particularly as leasehold competitors in the district continue to age.
The honest caveat is facility paucity. A household that places significant value on on-site recreational amenities — lap pools, tennis courts, function rooms, gym equipment variety — will find Bliss Residences underwhelming. Similarly, buyers with multiple school-age children who want an active outdoor compound will find the development confining. But for the urban professional couple, the investor seeking a durable freehold rental asset, or the retiree who values quietness and MRT walkability above all else, Bliss Residences is a genuinely well-positioned choice in a district where such options are rare.