Ceylon Residence
Overview & Key Facts
Ceylon Residence is a 22-unit boutique condominium on Ceylon Road in District 15 (RCR), completed in 2012 on a 99-year lease with approximately 85 years remaining as of 2026. Ceylon Road sits at the heart of the Katong-Tanjong Katong heritage residential precinct — a neighbourhood defined by Peranakan shophouse conservation, the East Coast Road lifestyle corridor, and one of Singapore’s most distinctive community characters. The 2012 completion means Ceylon Residence is a relatively modern boutique block with approximately 14 years of use on its facilities.
The rental dataset — 22 transactions averaging S$4,773 — is noteworthy for a 22-unit block: at close to one rental record per unit, the dataset confirms consistent occupancy across the full unit stock rather than concentrated turnover in a subset of units. At S$4,773, Ceylon Residence is positioned above the D15 mid-market (S$3,200–S$3,500 tier for compact boutiques), suggesting a premium 3BR or larger-format unit mix that attracts the upper segment of the D15 RCR professional and family tenant base.
Tanjong Katong MRT (Thomson-East Coast Line) at 850 metres provides the primary TEL transit link. With 85 years remaining on its lease, Ceylon Residence is in the best lease position of any leasehold development in this Batch B cohort: CPF access fully intact, 30-year loans fully available, and the 60-year CPF threshold is approximately 25 years away. For buyers concerned about lease risk, the 85-year position is a genuine comparative advantage over 1990s-vintage D9/D10 99-year developments with 68–73 years remaining.
Location & Connectivity
Ceylon Road is a quiet residential street in the inner Katong-Tanjong Katong estate belt, running between East Coast Road and the surrounding residential lanes of the D15 heritage precinct. The street character is residential boutique: a mix of private condominiums, conservation Peranakan shophouses on adjoining East Coast Road, and the low-rise heritage character typical of the inner Katong-Marine Parade residential cluster. The East Coast Road lifestyle corridor — Katong laksa houses, independent cafes, Parkway Parade, and the Katong shopping strip — is within a short walk from Ceylon Road.
Tanjong Katong MRT (Thomson-East Coast Line) at 850 metres is the primary transit connection — the TEL connects toward Marine Parade, Stevens, Orchard, Newton, and the Marina Bay south corridor. Marine Parade MRT (Thomson-East Coast Line) at approximately 900 metres provides an alternative TEL access point for the southbound Marine Terrace direction. Eunos MRT (East-West Line) at 1.25km is the nearest EWL station for Paya Lebar, City Hall, and the eastern EWL corridor. Bus services along East Coast Road supplement MRT access to the CBD and Orchard.
Tanjong Katong Girls’ School at approximately 600 metres and CHIJ Katong Primary at 700 metres are the primary school catchment anchors. Parkway Parade mall at Marine Parade Road provides anchor retail, NTUC FairPrice, and F&B within a 10–15 minute walk. East Coast Park cycling and beach access is approximately 1.5km by cycling or a short bus ride south. The Katong laksa and East Coast Road hawker culture provides the distinctive neighbourhood dining character that attracts D15’s lifestyle-oriented tenant base.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
Facilities
At 22 units completed in 2012, Ceylon Residence is a relatively modern boutique development at approximately 14 years of age. The 2012 completion suggests facilities include: swimming pool, gymnasium, covered parking, and a function room — the standard mid-2010s boutique CCR/RCR amenity package. At 14 years, pool infrastructure, gym equipment, and lift systems should be in the mid-lifecycle range where maintenance costs are manageable but capital replacement planning may be approaching. Buyers should review the MCST financial records and sinking fund to assess the capital position.
The Katong neighbourhood amenity ecosystem substitutes comprehensively for any missing in-development facilities. East Coast Park — 1.5km south — provides 15km of coastal cycling, beach areas, BBQ pits, and the East Coast Lagoon Food Village. Parkway Parade mall handles major retail, supermarket, and dining needs. The East Coast Road corridor’s independent cafes, Katong laksa restaurants, and Peranakan heritage dining provide the lifestyle density that attracts D15’s premium tenant base at the S$4,773 rental tier.
Neighbourhood Comparison
D15 is anchored by major launches: Grand Dunman (99yr, 1,008 units, $2,537 psf), Emerald of Katong (99yr, 846 units, $2,640 psf), The Continuum (FH, 816 units, $2,790 psf), and Amber Park (FH, 592 units, $2,540 psf). These offer modern facilities, TEL-adjacent positioning, and active resale markets.
Ceylon Residence at 22 boutique units on Ceylon Road competes in the premium D15 boutique space alongside Sundance Suites (24 units, S$3,200 median) and Song Lang Green (11 units, conservation character). Ceylon Residence distinguishes itself with a higher rental tier (S$4,773 vs Sundance’s S$3,200 median) and the 2012 vintage that provides modern facilities alongside the heritage neighbourhood. The 85-year lease is structurally superior to all other leasehold developments in this batch. For buyers comparing Ceylon Residence with Grand Dunman or Emerald of Katong, the trade is boutique-heritage-scale-and-character for modern-estate-facilities-and-resale-liquidity. For the specific subset of buyers who want the Ceylon Road address, the premium rental tier, and the cleanest lease position in D15 RCR boutique, Ceylon Residence is the natural choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CEYLON RESIDENCE | 2012 | 22 | — | |
| 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 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates CEYLON RESIDENCE across multiple dimensions.
What Residents Say
“Ceylon Road is the inner Katong at its best. You walk to the East Coast Road laksa, you’re 850 metres from Tanjong Katong TEL, and the Peranakan shophouse character of the neighbourhood is genuinely irreplaceable. For S$4,500–$5,000 a month in D15, you’re getting one of the city’s most distinctive addresses.”
— Ceylon Road boutique condo tenant via Singapore Expats forum
“The TEL completely changed the D15 calculus. From Tanjong Katong MRT, Orchard is 4 stops direct. Newton interchange is 5. That’s not much different from some CCR addresses. D15 premium boutiques at RCR prices with CCR connectivity — that’s the post-TEL value proposition.”
— D15 property investor via EdgeProp market commentary
Strengths & Weaknesses
- Tanjong Katong MRT (Thomson-East Coast Line) at 850m — TEL access to Orchard and Marina Bay
- 22 rental transactions at S$4,773 average — premium D15 RCR full-stock occupancy
- 85-year remaining lease — CPF fully intact, no financing restrictions for 25 years
- Tanjong Katong Girls' School at ~600m and CHIJ Katong Primary at 700m
- Ceylon Road inner Katong address — Peranakan heritage lifestyle precinct
- East Coast Road lifestyle corridor: Katong laksa, independent cafes, Parkway Parade at doorstep
- 2012 vintage — relatively modern boutique (14yr) with functional facilities
- Marine Parade MRT (TEL) at ~900m — alternative southbound TEL access
- Zero resale caveats — no public psf benchmark; requires active listing research and valuation
- Tanjong Katong MRT at 850m is a 10-minute walk — not within premium sub-500m tier
- Eunos MRT (EWL) at 1.25km — second-line access requires bus or 15-minute walk
- 2012 vintage units may show age in finishes and fittings — refurbishment budget may be needed for premium rental
- 22 units — limited supply; entry opportunity requires patience
- East Coast Park access at 1.5km requires a cycle or bus ride — not walking distance
Verdict
Ceylon Residence on Ceylon Road is a solid D15 RCR premium boutique proposition: 85-year remaining lease (the cleanest financing position of any leasehold in Batch B), 22 rental transactions confirming full-stock occupancy at S$4,773 average (premium D15 tier), Tanjong Katong MRT TEL access at 850 metres, and the Katong heritage lifestyle corridor as its neighbourhood backdrop. It is not the most affordable D15 option and the 850m MRT distance requires a 10-minute walk, but for buyers aligned with the premium Katong lifestyle and seeking a lease-secure boutique hold with a premium rental tenant base, Ceylon Residence delivers across all dimensions.
The TEL opening has materially re-rated D15 private residential demand by providing direct rail access to Orchard (4 stops), Newton, and the Marina Bay south corridor from the Tanjong Katong and Marine Parade stations. This re-rating is the structural tailwind for D15 RCR premium boutique values: the rental market at S$4,773 reflects the post-TEL demand uplift. Buyers who acquired D15 premium boutiques before the TEL opened have been the primary beneficiaries; buyers entering now are buying into an established, proven post-TEL premium. The 85-year lease position means the financing window is fully open for the next decade and a half, with no approaching CPF or loan restriction to discount into the purchase price.