D'gallery
Overview & Key Facts
D'Gallery is a freehold boutique condominium tucked along Jalan Masjid in District 14, completed in 2006 by Monfort Land Pte Ltd. With just 21 units spread across five storeys, it sits in a quiet residential enclave within easy reach of the Kembangan MRT station — one of the shortest MRT walking distances of any private development in the East.
What makes D'Gallery quietly compelling is its rare combination of freehold tenure, sub-$2,000 PSF pricing, and a gross rental yield of 4.38% — metrics that many larger leasehold developments in D14 and D15 struggle to match simultaneously. It is a development that rewards patient buyers and yield-focused investors more than lifestyle seekers expecting resort-level amenities.
The development sits at a genuine urban crossroads: just a short walk from the eateries and connectivity of Kembangan village, within bus range of Paya Lebar Quarter's commercial hub, and close enough to D15's East Coast lifestyle belt to benefit from the neighbourhood's spillover demand. For a project of its vintage and scale, D'Gallery has aged gracefully as an income asset.
Location & Connectivity
D'Gallery occupies a well-chosen address at 15 Jalan Masjid, flanked by the quiet residential streets of the Kembangan estate. The immediate surrounds are low-rise landed homes and neighbourhood shophouses, giving the area a calm, village-like character that feels removed from the intensity of nearby Geylang, despite the technical proximity. Changi Road, one of the East's major arterials, runs a stone's throw away and connects residents swiftly to both the CBD via the Pan-Island Expressway and Changi Airport in the other direction.
Kembangan MRT (EW9) is just 130 metres from the development — a figure that is genuinely exceptional. At a brisk pace, residents can be on the East-West Line platform in under two minutes, placing the CBD within 25 minutes and Changi Airport within 15 by rail. Eunos MRT (EW7) is 1 km further, and the forthcoming Marine Terrace MRT on the Thomson-East Coast Line adds a second line to the vicinity, further reinforcing connectivity as the TEL opens additional stations.
Neighbourhood amenities are plentiful for daily living. Siglap Centre, Bedok Mall, and the Paya Lebar commercial cluster are all accessible within 10–15 minutes by bus or car. Hawker fare along Changi Road and Joo Chiat Road is rich, with Old Airport Road Food Centre and Haig Road Market within easy reach for food lovers. Telok Kurau Primary School at 810 metres is the nearest primary option, with Canossa Catholic Primary and Chung Cheng High (Main) within the 1–1.5 km radius that matters to families planning primary school registration.
Location Snapshot: Kembangan's Hidden Appeal
Kembangan is one of the few mature estates in the East where freehold land still trades at a measurable discount to its D15 neighbours, despite comparable MRT access and neighbourhood walkability. D'Gallery's Jalan Masjid address sits within the 400-metre radius of Kembangan station — placing it in the top tier of MRT-proximate freehold condos in the entire eastern corridor.
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 | ~1.6 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
As a boutique 21-unit development, D'Gallery offers a focused set of facilities rather than a resort-style spread. The development includes a swimming pool with an adjoining spa/jacuzzi pool, BBQ pits set within landscaped outdoor areas, and covered parking for all residents. A basic fitness corner rounds out the active amenities. Twenty-four-hour security with CCTV coverage is in place, and the building's compact footprint means common areas are easy to maintain and rarely congested — a genuine advantage over larger estates where pool queues and maintenance backlogs are common complaints.
The deliberate restraint in facilities keeps management fees lean, which benefits both owner-occupiers watching monthly outgoings and investors calculating net yields. There are no tennis courts, function rooms, or children's playgrounds — a trade-off that buyers must consciously accept. Residents who want an amenity-rich lifestyle within a short walk will find Bedok ActiveSG swimming complex, East Coast Park cycling and recreational facilities, and Kembangan Plaza's neighbourhood shops easily supplementing what the development itself offers.
"The rooftop area offers a generous recreational space with a degree of privacy that is rare in Singapore's boutique condo segment — a genuine selling point for tenants who want communal space without the crowd of a 500-unit development."
Unit Sizes & Layout
D'Gallery comprises 21 units across three configurations: studio/one-bedroom units from approximately 527 sq ft, two-bedroom layouts around 818 sq ft, and three-bedroom apartments spanning 969–1,023 sq ft. The floor plates are compact by contemporary standards but reflect a design philosophy of maximising natural light and ventilation, with street-facing orientations that draw morning and afternoon sun. En-suite bathrooms on the three-bedroom units and balconies on the larger layouts add livability that the square footage alone does not fully convey.
For a 2006-era boutique project, the unit specifications hold up reasonably well, though buyers comparing against post-2015 new launches will notice differences in ceiling height, kitchen finishing, and bathroom fittings. Renovation is straightforward given the smaller unit sizes, and many investors have refreshed interiors to maintain strong rental competitiveness. The two-bedroom at ~818 sq ft is the rental sweet spot: large enough to attract couples and young professionals who pay a premium for an address walkable to an MRT station.
Unit Mix at a Glance
Studio/1BR: ~527 sq ft — ideal for singles, expats, and yield-focused investors. 2BR: ~818 sq ft — the most liquid unit type for both sale and rental. 3BR: 969–1,023 sq ft — family-suitable with en-suite baths and balconies. All units are freehold. No penthouses or dual-key configurations in this development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,600 | $844,000 |
| 3 BR | 1 | $1,638 | $1,675,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $838,000 to $1,675,000, averaging $1,121,000 (~$1,638 psf).
Rents range from $1,425 to $5,800 per month across 49 rental transactions. Current rental yield sits at approximately 4.4%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 3.1% (from $1,589 to $1,638 psf).
Neighbourhood Comparison
D'Gallery's most direct benchmark in D14 is EuHabitat at $1,326 PSF — a 99-year leasehold project from 2010. D'Gallery trades at a premium of roughly $312 PSF, but the freehold tenure differential and the superior Kembangan MRT proximity justify a meaningful portion of that gap. Against the new-launch leasehold competition — Parc Esta ($2,182 PSF), Penrose ($1,928 PSF), and The Antares ($1,833 PSF) — D'Gallery offers a 15–25% PSF discount for buyers who can accept the older vintage and minimal facilities, along with the perpetual land ownership that no 99-year project in this cluster can offer. Sims Urban Oasis at $1,760 PSF (99-year, 2014) occupies the middle ground but sits further from any MRT station and offers no tenure advantage. For buyers explicitly prioritising rental yield and perpetual ownership over fresh finishings, D'Gallery is the standout value proposition in the D14 sub-market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D'GALLERY | Freehold | 2006 | 21 | $1,638 |
| 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 D'GALLERY across multiple dimensions.
What Residents Say
"The MRT is genuinely two minutes away on foot. For a professional who commutes daily, that alone justifies the address — I've lived in larger condos with better facilities and spent far more time getting to work."
— Owner-occupier, 2BR unit, long-term resident
"As an expat renting here, the location was the deciding factor. Changi Road has plenty of food options, the MRT gets me to the CBD in under 30 minutes, and the boutique size means the pool is never crowded. It suits my lifestyle well."
— Long-term tenant, 2BR unit
"My unit faces the road so there is some noise from late-night traffic and the nearby eateries. I manage with good curtains and white noise, but buyers should view units on the upper floors and check orientation before committing. The value here is real, but so is the noise consideration."
— Owner-investor, purchased for rental income
Strengths & Weaknesses
- Kembangan MRT at just 130 metres — one of the best MRT walking distances of any freehold condo in the East
- Freehold tenure — perpetual land ownership in a market dominated by 99-year leasehold supply
- 4.38% gross yield — among the strongest rental returns available in D14 at this price point
- Low-density boutique development (21 units) — minimal crowding, affordable maintenance fees, strong privacy
- PSF discount of 15–25% vs comparable new leasehold launches in D14 and D15
- Strong rental demand anchored by Paya Lebar Quarter employment hub and East Coast corridor
- Changi Road and Joo Chiat eatery corridor within easy walking distance for lifestyle and dining
- Good school proximity — Telok Kurau Primary at 810m, Canossa Catholic Primary at 1.2km
- East-West Line connectivity puts CBD at 25 min and Changi Airport at 15 min by rail
- Future TEL Marine Terrace station within 1.5km adds a second line to the vicinity
- Minimal facilities — no tennis courts, no children's playground, no function rooms or gym of note
- Building approaching 20 years old — older fittings and finishes relative to post-2015 new launches
- Road-facing units experience traffic and restaurant noise, especially from late-night eateries on Changi Road
- Only 21 units limits resale pool — fewer comparable transactions may complicate valuations
- Management feedback from residents has been mixed — maintenance responsiveness reported as inconsistent
- Geylang proximity may affect perceived prestige, though practical impact on daily living is minimal
- Very thin transaction volume (3 sales tracked) makes PSF benchmarking less precise than larger developments
Verdict
D'Gallery is a development that rewards a clear-eyed investment lens. It is not a condo that competes on facilities or brand pedigree — it competes on yield, tenure, and MRT proximity. A 4.38% gross yield on a freehold property with a 130-metre walk to an East-West Line station is a combination that is difficult to replicate in Singapore's private residential market at this price point. For the yield-conscious buyer, these fundamentals justify serious consideration.
The trade-offs are real and should not be glossed over. The building is approaching two decades old and management quality has drawn mixed feedback from residents. Road and restaurant noise affect street-facing units. Facilities are genuinely minimal for a condo development. And the Geylang adjacency, while less of a practical concern for most residents than perception suggests, remains a psychological barrier for some buyer profiles.
The ideal D'Gallery buyer is an investor targeting steady rental income from the Paya Lebar and Kembangan employment catchment, or an owner-occupier who values freehold security and exceptional MRT access over resort amenities. For this profile, D'Gallery at ~$1,638 PSF delivers compelling value in a market where comparable freehold, MRT-proximate units in the East routinely transact above $2,000 PSF.