Cubik
Overview & Key Facts
Cubik is a small freehold development tucked away on Lorong K Telok Kurau in District 15, completed in 2011 by EG Development Pte Ltd. With just 24 units, it sits firmly in boutique territory — the kind of low-rise, low-density enclave that buyers in the East have come to prefer when they want freehold tenure without the density or price tag of an Amber Road or Meyer Road tower.
The project occupies a quiet side lorong off Telok Kurau Road, a stretch that has long been dominated by landed housing and small freehold apartment blocks. That character is the draw: Cubik is not trying to be a resort-style mega-condo, and buyers who gravitate toward it are typically looking for a manageable community, freehold protection, and an East Coast lifestyle within a short drive of Parkway Parade, East Coast Park and Paya Lebar.
With only 24 units, facilities are intentionally modest and the development relies heavily on its location and tenure story rather than amenity breadth. That trade-off shows up in the pricing: recent transactions have clustered in the S$1,500–1,700 psf range, well below the S$2,400+ psf that newer 99-year launches in the same district now command.
Location & Connectivity
Cubik sits about 0.76 km from Marine Terrace MRT on the Thomson-East Coast Line — the closest station but still beyond a comfortable 400 m walk. Kembangan MRT on the East-West Line is roughly 0.84 km away, and Eunos is around 1.23 km. In practice, most residents either drive or take a short feeder bus from Telok Kurau Road to reach the MRT network. The TEL opening has meaningfully improved the area’s rail connectivity and is one of the quieter tailwinds supporting prices in this pocket.
For drivers, the location is genuinely strong. The ECP is a short hop away, the PIE is accessible via Eunos Link, and the CBD is reachable in 15–20 minutes in off-peak traffic. Paya Lebar Quarter, Katong and Marine Parade are all under 10 minutes by car, which matters for a sub-market where a meaningful share of residents own vehicles.
Day-to-day conveniences are served by the shophouses along Telok Kurau Road and Changi Road, plus Parkway Parade and i12 Katong for mall-scale retail. Telok Kurau itself has a growing cluster of cafes, bakeries and neighbourhood F&B that give the area a distinctly residential, local-flavoured feel — a contrast to the more touristy Joo Chiat strip a little further south.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | ~1.1 km |
| Canossa Catholic Primary School | primary | ~1.2 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
| Canadian International School (Tanjong Katong) | international | ~1.4 km |
| East Coast Primary School | primary | ~1.4 km |
| Global Indian International School (GIIS East Coast) | international | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.4 km |
Facilities
With only 24 units, Cubik carries the typical boutique amenity set: a lap pool, a small gym, a BBQ pavilion and basic landscaped grounds. There is no clubhouse, no tennis court, no function room of any scale, and no multi-zone landscaping. Buyers who prioritise facility breadth — families with children who want playgrounds, sports courts or large pool decks — will find Cubik genuinely limited.
The flip side is the lower maintenance fee burden that comes with running a compact site. Boutique developments with freehold tenure in this pocket typically collect modest monthly maintenance charges, and the MCST is small enough that decisions can be made quickly without the political friction that plagues 500- and 1,000-unit estates.
Unit Sizes & Layout
Cubik’s unit mix leans toward compact 1- and 2-bedroom layouts, with a handful of larger formats. Sizes are modest by current freehold standards — most 2-bedroom units sit in the 700–900 sqft bracket rather than the 1,000+ sqft you would find in older Telok Kurau blocks. Interior finishes are mid-market 2011-vintage: functional kitchens and bathrooms that most owners have since refreshed.
Because the block is low-rise, stack selection matters less here than in a tower. What matters more is orientation and whether the unit faces the internal pool deck or the perimeter of the site. Perimeter-facing stacks pick up more of the Telok Kurau ambient activity; internal stacks are noticeably quieter.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,555 | $753,250 |
| 3 BR | 6 | $1,444 | $1,498,333 |
| 5 BR | 2 | $1,322 | $2,740,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $675,000 to $3,000,000, averaging $1,456,917 (~$1,578 psf).
Rents range from $1,800 to $8,888 per month across 29 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23% (from $1,367 to $1,682 psf).
Neighbourhood Comparison
Within a 1 km radius, the nearest comparables split into two groups. The new 99-year launches — Grand Dunman (S$2,537 psf, 1,008 units), Emerald of Katong (S$2,640 psf, 846 units), Tembusu Grand (S$2,462 psf, 638 units) — offer full facilities, MRT adjacency and fresh leases, but at a 50–70% psf premium to Cubik. The freehold comparables — The Continuum (S$2,790 psf, 816 units), Amber Park (S$2,538 psf, 592 units) — share Cubik’s tenure advantage but at a substantial premium, reflecting their scale, location prestige and facility breadth.
The honest read is that Cubik is not directly comparable to any of these. It is a boutique freehold in a secondary Telok Kurau lorong, and its natural comparables are other small freehold blocks along the same stretch — developments that rarely appear in mainstream comparison tables but which define the actual competitive set. For buyers looking specifically at that boutique freehold tier in D15, Cubik’s pricing is defensible; for buyers cross-shopping with Grand Dunman or Emerald of Katong, the two sit on different curves and serve different goals.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CUBIK | Freehold | 2011 | 24 | $1,578 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates CUBIK across multiple dimensions.
What Residents Say
Public review volume on Cubik is limited, which is typical of 24-unit boutiques — the resident base is too small to generate the kind of review corpus that larger developments accumulate. What does surface on 99.co and PropertyGuru tends to emphasise the quiet, residential character of Lorong K Telok Kurau and the convenience of short drives to Parkway Parade, East Coast Park and the CBD.
Recurring observations from the East Coast boutique segment generally apply: low-density feel, friendly MCST dynamics when unit counts are small, but limited in-compound amenities and some dependence on a car for day-to-day life. Prospective buyers should walk the site in the evening to get a feel for road noise from Telok Kurau Road and adjacent lorongs, which can vary by stack.
Strengths & Weaknesses
- Freehold tenure in a district increasingly dominated by 99-year launches
- Meaningful psf discount (30-50%) vs new launch comparables in D15
- Quiet, low-density Lorong K Telok Kurau address
- Short drive to East Coast Park, Parkway Parade and Paya Lebar
- Small MCST (24 units) makes decision-making simpler
- Telok Kurau Primary School within 200m (P1 catchment)
- Multiple schools within 1.5km including Tanjong Katong Girls and Broadrick Secondary
- TEL (Marine Terrace) improves medium-term rail connectivity
- No MRT within comfortable walking distance (Marine Terrace ~0.76km)
- Minimal facilities typical of 24-unit boutique blocks
- 2011 vintage finishes - most units need renovation refresh
- Low transaction liquidity (12 sales on record) - wider spreads on exit
- Gross yield modest at ~2.7%, below district averages for newer stock
- No clubhouse, tennis court or children-focused amenities
- Dependent on car or feeder bus for daily MRT access
- Limited public review corpus makes due diligence harder
Verdict
Cubik is a narrow-use-case buy. It works best for a specific profile: a single professional, couple or small family who want freehold tenure in the East, a quiet boutique setting, and car-based mobility — and who are willing to trade facility breadth and direct MRT access for those attributes. At roughly S$1,500–1,700 psf, the pricing is meaningfully below new launch psf in the same district, which is where the value story lives.
The harder question is liquidity. With only 24 units and modest transaction volume (12 sales on record), Cubik is not a liquid market. Owners selling in a soft cycle may wait longer or accept wider spreads than they would in a 500-unit project. For long-hold own-stay buyers this is a non-issue; for buyers thinking about a 3–5 year flip it is a real constraint.
Against the freshly-launched 99-year comparables in D15 — Grand Dunman, Emerald of Katong, Tembusu Grand, The Continuum — Cubik offers a very different proposition: older stock, smaller facilities, but freehold tenure and a 30–40% psf discount. Whether that trade is worth it depends almost entirely on how a buyer weighs tenure versus amenity.