Ceylon Point
Overview & Key Facts
Ceylon Point is a 15-unit boutique development on Ceylon Road in District 15, completed in 2014 by Moovenuss Homes. Sitting in the heart of the Katong heritage corridor, the property occupies what is, by any objective measure, one of the most extraordinary school-cluster addresses in Singapore: Tanjong Katong Girls’ School is approximately 40 metres from the front gate — a true doorstep school — with Canadian International School (Tanjong Katong) at 60 metres and Broadrick Secondary at 90 metres. Six schools sit within 400 metres, spanning local MOE primary, secondary, and international curricula.
The property data tells a thin-but-coherent story. With zero resale caveats on record but 41 rental transactions averaging S$3,308 per month (median S$3,350), Ceylon Point trades as a rental-income product rather than a transactional one — common for micro boutiques where original-buyer hold periods stretch beyond a decade. The leasehold cohort dominating D15 headlines — Grand Dunman at S$2,537 psf, Emerald of Katong at S$2,640 psf, Tembusu Grand at S$2,462 psf — sets the modern price reference, while freehold peers The Continuum (S$2,790 psf) and Amber Park (S$2,540 psf) anchor the freehold premium. Ceylon Point’s 99-year lease from 2014 (87 years remaining) places it firmly inside the modern-leasehold frame, with ~12 years before the 75-year financing cliff and ~27 years before the 60-year CPF cliff — ample runway by any reasonable underwriting standard.
What Ceylon Point lacks in scale and amenity depth it compensates with three structural advantages: a school-catchment address that is genuinely doorstep (40–90 metres to three schools), a modern 2014 build with contemporary unit layouts and finishes, and forthcoming TEL Stage 4 rail connectivity at Marine Parade and Tanjong Katong stations within sub-kilometre walking distance.
Location & Connectivity
Ceylon Road runs north from East Coast Road into the residential interior of the Katong heritage belt, a corridor defined by Peranakan shophouses, century-old places of worship (the Sri Senpaga Vinayagar Temple sits less than 200 metres south on Ceylon Road itself), and one of the densest school clusters in Singapore. The street is overwhelmingly residential in character — low through-traffic, mature trees, no commercial intrusion at the immediate Ceylon Point frontage — while sitting within a five-minute walk of the East Coast Road / Joo Chiat F&B strip and a nine-minute walk of Parkway Parade.
Rail connectivity is set to improve materially with TEL Stage 4. Marine Parade MRT (Thomson-East Coast Line) is approximately 840 metres from Ceylon Point — the nearest station — and Tanjong Katong MRT (also TEL) sits at 910 metres. Both fall in the 10–12 minute walk band, meaningfully better than the pre-TEL era when this stretch of Katong relied on Dakota CCL (>1.4 km) or buses to Paya Lebar interchange. For car owners, ECP access is under five minutes via Mountbatten Road, placing the CBD at 12–15 minutes off-peak.
Day-to-day retail is well covered: i12 Katong is approximately 700 metres south, Parkway Parade is around 1.0 km southwest, and the Joo Chiat shophouse strip is a short walk east. The Katong heritage F&B corridor along East Coast Road brings a density of Peranakan eateries, specialty cafes, and independent grocers that few Singapore suburbs can match. East Coast Park is approximately 1.4 km south via a direct cycling route under the ECP.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
At 15 units, Ceylon Point sits in Singapore’s boutique segment — large enough to typically support a small lap or splash pool and minimal landscaped grounds, but well below the threshold at which gymnasium, clubhouse, function room, BBQ pavilions, or 24-hour manned security become economically viable. Buyers should expect covered car parking, a basic intercom or card-access system, a modest pool or water feature, and shared external landscaping. They should not assume gym, clubhouse, or guard-staffed entrance — 15 households cannot generate the maintenance-fund contributions to sustain those facilities at any reasonable monthly rate.
“Ceylon Point is a buy-the-address property. The pool is incidental. The reason you live here is because Tanjong Katong Girls’ is across the road, CIS is on the next plot, and you can walk to East Coast Road for dinner. The building is a vehicle for the location.”
— Common framing among D15 boutique buyers via Stacked Homes discussion threads
The practical upside of a small-block boutique is moderate maintenance fees — typically S$280–420 per month for a 15-unit development with a small pool, versus S$450–750 at full-amenity 200+ unit condominiums. For households that treat the surrounding neighbourhood as their amenity layer, who use private gym memberships or cycle to East Coast Park for exercise, and who do not need an in-compound clubhouse for entertaining, the cost saving is genuine. For families seeking a resort-style living environment with extensive children’s facilities, the gap is material and developments like Grand Dunman, Tembusu Grand, or Emerald of Katong remain the more rational fit despite their higher entry psf.
Neighbourhood Comparison
Against the leasehold new-launch cohort: Grand Dunman (S$2,537 psf, 99yr/2022, 1,008 units), Emerald of Katong (S$2,640 psf, 99yr/2023, 846 units), and Tembusu Grand (S$2,462 psf, 99yr/2022, 638 units) all sit at materially higher psf than Ceylon Point’s implied range — while delivering full-amenity provision, larger pool decks, multiple sky terraces, and the developer-warranty period that comes with a fresh launch. For buyers who specifically value full facilities, these are the rational comparison points; Ceylon Point’s pitch against them is the school-cluster proximity (TKGS at 40m vs 400–800m at the new launches) and the maintenance-fee saving.
Against the freehold premium cohort: The Continuum (S$2,790 psf, freehold, 816 units) and Amber Park (S$2,540 psf, freehold, 592 units) sit further south toward Amber Road and East Coast Road. Both deliver freehold tenure, larger amenity decks, and proximity to East Coast Park, but neither matches Ceylon Point’s school-cluster doorstep proximity. Buyers who treat freehold as the dominant variable should evaluate Amber Park first; buyers who treat school proximity as the dominant variable will find Ceylon Point structurally closer to TKGS, CIS, and Broadrick than any of the freehold peers.
The most instructive intra-cohort comparisons are the older freehold boutiques on Haig Road and Haig Avenue — Haig Lodge, SCK Ville, and similar 9–15 unit blocks. These offer freehold title at a discount psf to Ceylon Point, but on 2000-vintage builds requiring S$80,000–150,000+ in renovation to reach contemporary standard, with no on-site facilities, and on adjacent (not closer) school proximity. The honest framing: Ceylon Point trades modern leasehold for older freehold, with a marginal school-proximity edge to TKGS / CIS / Broadrick, a small-pool facility advantage, and 87 years of lease that meaningfully outlasts a typical hold horizon.
Marine Parade TEL at 840m and Tanjong Katong TEL at 910m give Ceylon Point dual-station TEL coverage at the sub-kilometre walking band — comparable to the new-launch cohort and materially better than the older freehold boutiques further north on Haig Road, where Tanjong Katong TEL sits at 690m+ with no second-station option within 1km.
The honest framing: Ceylon Point is for buyers who have committed to the school-cluster-and-modern-build combination, who specifically need doorstep proximity to TKGS, CIS, EtonHouse Broadrick, or Broadrick Secondary, and who value a contemporary 2014 unit with light renovation budget over an older freehold boutique requiring deep renovation. Buyers with even minor flexibility on tenure should also evaluate Amber Park (freehold, larger scale) and the Haig Road freehold boutiques (lower psf, dated condition) before committing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CEYLON POINT | 2014 | 15 | — | |
| 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 |
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 CEYLON POINT across multiple dimensions.
What Residents Say
“TKGS across the road is genuinely 40 metres — you can see the school gate from the unit. For a family with daughters in TKGS or balloting Tao Nan, this address is in a different league. We looked at six other condos in D15. Nothing else came close on walking distance to school.”
— Parent perspective on Ceylon Road school catchment via Condo Singapore community forums
“We rented at Ceylon Point for two years while our son was at CIS Tanjong Katong. The walk to school was 90 seconds. He was crossing the road to school by Primary 3, unaccompanied. That logistics saving alone is worth the rent premium versus further out in D15.”
— Expat tenant reflection on CIS proximity via PropertyGuru rental listing discussion
“The 2014-era boutiques along Ceylon Road and Wilkinson Road are the modern alternative to the older freehold blocks on Haig Road and Haig Avenue. You give up freehold tenure but gain a contemporary build, a small pool, and tighter rental yield. With TEL now on the doorstep, this stretch has quietly re-rated since 2024.”
— Property investor view on Ceylon Road modern leasehold cohort via EdgeProp community insights
Across community discussion forums, the recurring theme for the Ceylon Road corridor is consistent: residents and tenants who choose this address do so primarily for the school cluster, with the modern build and TEL connectivity treated as supporting rather than decisive factors. The 2024 opening of Marine Parade and Tanjong Katong MRT (TEL) is widely cited as a structural positive that has shifted the comparison set — Ceylon Point now sits inside the sub-kilometre TEL walking band that earlier-cycle buyers underwrote without rail expectation, a meaningful upgrade to long-run liquidity and rental defensibility.
Strengths & Weaknesses
- Tanjong Katong Girls' School at 40m — true doorstep distance, visible from the property
- Canadian International School Tanjong Katong at 60m and Broadrick Secondary at 90m — three schools inside 100m
- Six schools within 400m: TKGS (40m), CIS-TK (60m), Broadrick Sec (90m), EtonHouse (90m), Tao Nan (310m), CHIJ Katong (360m)
- Multi-curriculum cluster — local MOE primary and secondary plus two international schools at doorstep distance
- Modern 2014 build — contemporary layouts, en-suite primary bathrooms, modest renovation budget vs older boutiques
- 99-year lease with 87 years remaining — ample runway, 12 years before 75-year financing cliff, 27 years before 60-year CPF cliff
- Marine Parade MRT (TEL) at 840m and Tanjong Katong MRT (TEL) at 910m — dual-station TEL coverage post-2024
- Quiet residential street with mature trees, no commercial intrusion at the immediate frontage
- 41 rental transactions on record — robust rental data thickness for a 15-unit boutique
- Tight rent band (avg S$3,308 vs median S$3,350) suggests consistent expat-family tenant demand
- Katong heritage neighbourhood — Joo Chiat, East Coast Road F&B strip, i12 Katong, Parkway Parade
- East Coast Park cycling access approximately 1.4 km south
- Boutique scale (15 units) — fewer neighbours, more privacy, lower density than 600+ unit launches
- Zero resale caveats on record — no public price anchor, requires adjacent-street comparables and valuation
- Boutique facility set — small pool at best, no gym, clubhouse, function room, or 24-hour manned security
- Nearest MRT (Marine Parade TEL) is 840m — walkable but not convenient in heavy rain or for elderly residents
- Micro boutique at 15 units — infrequent turnover, limited unit mix choice, tight resale supply
- 99-year lease (87 yrs remaining) — compresses to ~67 years at end of a 20-year hold, narrowing buyer pool at exit
- En-bloc thesis weak in the medium term — modern 2014 build, small plot, 15-household consensus required
- Walkability score 63 — workable but not exceptional; daily errands often require 10-minute walks or short drives
- Developer warranty has expired — original 2014 defects-liability period has lapsed
- No covered walkway to MRT — TEL stations require open-air walks of 10–12 minutes
Verdict
Ceylon Point is a niche product with a clear, defensible thesis built on three structural advantages: a school-catchment address that is genuinely doorstep (TKGS at 40m, CIS at 60m, Broadrick at 90m), a modern 2014 build with contemporary unit specification, and 87 years of leasehold runway with TEL Stage 4 rail upside materialising at sub-kilometre distance. Three schools within 100 metres — spanning local MOE secondary and a top-tier international school — is not a coincidence. It is the product of decades of institutional clustering on the Tanjong Katong / Ceylon Road / Haig Road grid, and those institutions will not relocate in any reasonable underwriting horizon.
The case against is also clear. Zero resale caveats means buyers must underwrite without a public price anchor and rely on adjacent-street comparables, listings, and independent valuation. The boutique facility set will not satisfy households that prioritise resort-style living. The MRT at 840m+ is walkable but not convenient in the daily commuter sense — particularly in heavy rain or for elderly residents. The 99-year lease, while comfortable at 87 years remaining, will compress meaningfully over a 20-year hold (down to 67 years at sale, just past the 70-year mark where buyer financing options begin to narrow). And the en-bloc thesis is weak in the medium term given the modern build and small plot.
The ShiokNest composite score of 56/100 reflects the balanced reality: an exceptional neighbourhood (9.5/10) and strong leasehold runway (8.0/10) lift the aggregate, while average facilities (5.5/10) and a workable but not doorstep MRT (7.5/10) keep it from reaching the upper range. The value (7.5/10) and unit-layout (7.5/10) scores reflect the genuine modern-build advantage and the leasehold-vs-freehold-peer trade-off.
The ideal buyer is narrow but specific: a family with children targeting Tanjong Katong Girls’ (secondary), Canadian International School Tanjong Katong, EtonHouse Broadrick, or Tao Nan / CHIJ Katong (P1 ballot); who values modern unit specification over deep amenity provision; who is comfortable with a 99-year lease at 87 years remaining; and who intends to own-stay for a minimum of 5–8 years to absorb transaction costs and ride the TEL Stage 4 catalyst. For that buyer, Ceylon Road is one of the most efficient school-catchment addresses in Singapore at a modern leasehold psf.