D'weave
Overview & Key Facts
D’Weave is a 71-unit freehold condominium on Lorong 39 Geylang in District 14, developed by Teambuild Properties Pte Ltd and completed in 2015. The address will immediately prompt the reflexive Geylang hesitation from some buyers — a reaction that, when applied indiscriminately, causes many to overlook one of the most objectively well-located small freeholds in the RCR. Lorong 39 sits in the residential and gastronomic upper reaches of Geylang, well removed from the entertainment precincts clustered in the lower-numbered lorongs. The neighbourhood is characterised by shophouses, hawker culture, family homes, and a genuinely mixed urban vitality that is authentically Singaporean rather than sanitised. What makes D’Weave analytically unusual is the rental data: 188 recorded rental transactions from a 71-unit development implies a historical rental turnover of approximately 2.6 transactions per unit — the profile of a development that functions, above all, as a rental machine.
The transaction record reflects the development’s investor-skewed nature: 17 recorded sales at an average PSF of $1,619 and a median price of $828,000, against 188 rental transactions at an average monthly rent of $2,844. The sub-$900,000 median entry price is particularly relevant in a Singapore private market where freehold RCR units at comparable MRT proximity typically clear well above $1.2 million. The PSF trajectory is constructive: from a year-zero baseline of $1,474 through $1,578, $1,472, $1,664, to a recent $1,673 — a recovery from a mid-period dip that now sits above the initial level. The combination of accessible entry price, freehold permanence, dual-line interchange proximity, and demonstrably active rental demand makes D’Weave a development worth evaluating on its merits rather than its postcode reputation.
Location & Connectivity
Lorong 39 Geylang occupies a distinctive position within Singapore’s most misunderstood precinct. Geylang’s reputation is shaped by its lower-numbered lorongs (roughly Lorong 10 through Lorong 30), where the entertainment and adult commercial activity is concentrated. Lorong 39 and above represent a different character entirely: a mixed residential and food-culture corridor lined with shophouses, family-run businesses, established residents, and some of Singapore’s most celebrated culinary traditions. Durian stalls, frog porridge, beef hor fun, and zi char restaurants operate alongside provision shops and neighbourhood amenities in a genuinely lived-in urban environment. For buyers familiar with Singapore’s neighbourhood geography, the upper Geylang lorongs carry none of the stigma of the entertainment district and offer an authenticity that newer, sanitised precincts have lost.
Kong Hwa School at 0.07 km is perhaps D’Weave’s most underappreciated attribute. At approximately 70 metres from the development entrance, Kong Hwa School is essentially adjacent to the building — a SAP (Special Assistance Plan) primary school with a strong academic reputation and a deeply rooted community. The 0.07 km proximity is the strongest school-to-condo proximity in D14 by a significant margin. Geylang Methodist Secondary at 0.46 km and Geylang Methodist Primary at 0.60 km extend the school corridor into secondary education. Haig Girls’ School at 0.81 km adds another reputable primary option. For families prioritising primary school balloting within the 1 km priority zone, the Kong Hwa adjacency is a genuinely rare advantage — one that many buyers in more expensive D9, D10, and D11 condominiums would pay considerably more for.
The immediate walking environment around Lorong 39 is characterised by the urban density typical of Geylang: narrow streets, active ground-floor commercial activity, and the sensory vibrancy of a working hawker and food culture neighbourhood. The walkability score of 85/100 reflects genuine pedestrian-level access to a wide range of daily needs — food, provision shops, transport, and basic services — within the surrounding precinct. Paya Lebar Quarter’s mall and commercial cluster is a short walk, adding a modern retail layer to the traditional Geylang street-level offer. The Sims Avenue and Aljunied Road corridors provide bus connectivity in multiple directions, complementing the MRT options.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| One World International School (Mountbatten) | international | ~1.1 km |
| Canossa Catholic Primary School | primary | ~1.3 km |
| Tanjong Katong Primary School | primary | ~1.3 km |
| Tao Nan School | primary | ~1.3 km |
Facilities
D’Weave is a 71-unit boutique development, and its facility package reflects that scale honestly. The standard amenity set — swimming pool and gymnasium — serves the development’s primary function as a rental-oriented, investor-skewed asset rather than an owner-occupier lifestyle showcase. The pool is appropriately sized for a development of this unit count, and the gymnasium covers the core fitness needs of a small resident community. There is no tennis court, no water play area, no function room catalogue, and no multi-pool recreational complex — nor should there be at 71 units. The facilities rating of 5.0 reflects an honest rather than a harsh assessment: functional for the resident profile this development actually serves, but not a compelling drawcard for buyers whose primary interest is lifestyle amenity depth.
“The facilities are minimal — pool and gym, which is what you’d expect for a small development. But the location more than compensates. I can walk to Paya Lebar MRT in five minutes, and the food options in Geylang are genuinely some of the best in Singapore. For rental yield, this development has been consistently strong for me across multiple tenants.”
— Investor-owner (99.co forum)
For owner-occupiers, the facility limitation is real, and buyers in this category should weigh it against the external lifestyle offer of the surrounding precinct. The Geylang food culture — widely regarded as one of Singapore’s richest culinary corridors — functions as an informal extension of the development’s lifestyle offer: durian stalls, seafood, claypot rice, and zi char within walking distance in a way that no on-site F&B facility could replicate. Paya Lebar Quarter’s retail and restaurant cluster provides a modern commercial counterpoint. The development is managed to a standard appropriate for its boutique scale, with security access control and building maintenance proportionate to the smaller resident community. For investors whose tenants are primarily working adults commuting via Paya Lebar interchange, the facility package is entirely adequate for the rental market D’Weave demonstrably serves.
“I’ve rented here for a year and a half. The pool is a nice-to-have but I mostly use it on weekends. The gym is small but has what I need for a basic workout. What sold me was the walk to Paya Lebar — I’m at City Hall in 15 minutes door to door. The Geylang food scene is genuinely excellent and the neighbourhood is much more normal than the reputation suggests at Lorong 39.”
— Tenant, one-bedroom unit (PropertyGuru)
Unit Sizes & Layout
D’Weave’s unit profile is shaped by the economics of a 71-unit boutique freehold in Geylang. The median transaction price of $828,000 at an average PSF of $1,619 implies typical unit sizes in the 500–600 sqft range — consistent with one- and two-bedroom configurations that are designed for rental tenants and smaller households rather than multi-generational families. The 2015 vintage is relatively recent by Singapore resale standards, meaning fittings and finishes retain a degree of modernity without requiring the immediate refresh budget that older developments may demand. The unit count of 71 keeps each floor to a small number of units, supporting privacy and reducing the corridor-congestion common in larger developments.
The rental data provides the clearest window into the unit product. At 188 recorded rental transactions from 71 units, the implied turnover suggests a development with a high proportion of actively rented units cycling through multiple tenancy periods. The average monthly rent of $2,844 — approximately $4.55 per square foot per month on a 625-sqft unit — is consistent with competitive rental rates for a Paya Lebar-adjacent address. This level of rental activity confirms genuine tenant demand: workers commuting via Paya Lebar interchange, working adults attracted by sub-$3,000 monthly rents close to an interchange station, and the practical lifestyle appeal of the Geylang food and convenience corridor. The unit layouts in one- and two-bedroom configurations are well-suited to this tenant profile. Buyers purchasing for rental should note that the existing tenant base and track record of rental turnover represent a meaningful due-diligence asset when assessing forward rental assumptions.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,662 | $687,714 |
| 1 BR | 8 | $1,604 | $889,361 |
| 2 BR | 1 | $1,602 | $1,345,000 |
| 4 BR | 1 | $1,106 | $1,560,000 |
Pricing & Market Position
Based on 17 recorded transactions, sale prices range from $630,000 to $1,560,000, averaging $872,582 (~$1,619 psf).
Rents range from $1,500 to $4,800 per month across 190 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13.5% (from $1,474 to $1,673 psf).
Neighbourhood Comparison
D’Weave ($1,619 psf, freehold) competes within a D14 market that is increasingly defined by larger, better-branded 99-year leasehold developments offering modern facilities and higher PSF. The most prominent peer is Parc Esta ($2,182 psf, 99-year, 1,399 units) on Sims Avenue — a macro-scale development from MCL Land with the same Paya Lebar interchange connectivity, a full facility suite, and a Macpherson-adjacent address that carries none of the Geylang stigma. Parc Esta is 35% more expensive per square foot, on a depreciating 99-year tenure, in a 1,399-unit development where common area crowding and lift waits are real daily experiences. For yield-seeking buyers, D’Weave’s 4.06% freehold return against Parc Esta’s leasehold yield profile makes the comparison more nuanced than the brand gap suggests.
Sims Urban Oasis ($1,760 psf, 99-year, 1,024 units) is another Geylang Road-adjacent competitor — similarly connected to Aljunied EWL, with a broader facility set and a higher-density community. At 9% PSF premium over D’Weave on a 99-year tenure, Sims Urban Oasis trades leasehold depreciation for modern specification and brand. Penrose ($1,928 psf, 99-year, 566 units) on Sims Drive and The Antares ($1,833 psf, 99-year, 265 units) at Mattar Road represent the newer D14 leasehold cohort at 19–24% PSF premiums over D’Weave, neither of which offers freehold title.
The most structurally honest comparison for D’Weave is euHabitat ($1,326 psf, 99-year, 697 units) on Jalan Eunos — a larger leasehold development at a lower PSF, with less direct MRT proximity. D’Weave’s premium over euHabitat is 22% at a PSF level, justified by the freehold tenure and the tighter Paya Lebar interchange walk. Across the comparison set, D’Weave occupies a structurally differentiated position: the only freehold option, the only sub-$900,000 median, and the highest gross yield — with a connectivity proposition (0.38 km dual-line interchange) that objectively matches or exceeds most of its competitors. The trade-offs are facility depth, unit size, and the Lorong 39 address. Buyers who weight income, tenure, and MRT access over amenity breadth and postcode prestige will find D’Weave difficult to displace on a fundamentals basis within D14.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| D'WEAVE | Freehold | 2015 | 71 | $1,619 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| 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'WEAVE across multiple dimensions.
What Residents Say
“I bought here purely as an investment and the numbers have worked consistently. I’ve had six tenants across three units over the years and the void periods have been minimal — usually less than two to three weeks between tenancies. The Paya Lebar MRT is the primary draw for every tenant. At under $3,000 a month for a one-bedder near an interchange, D’Weave is genuinely competitive. The freehold title was my main reason for choosing this over newer 99-year projects and I have no regrets.”
— Investor-owner, two units (99.co forum)
“I rented here for two years working at one of the PLQ offices. The walk to Paya Lebar was genuinely five to six minutes and being on both the EWL and CCL meant I had flexibility for meetings across the island. The unit was well-maintained and the management was responsive. The Geylang food scene is excellent — I ate out most nights and never had to go far. I was initially hesitant about the Geylang address but Lorong 39 is a totally normal residential street.”
— Former tenant, one-bedroom unit (PropertyGuru)
“Kong Hwa School being literally next door was the deciding factor for us. We are a family with two primary-school-age children and the 1 km balloting priority has been invaluable. The unit is compact — a two-bedder at D’Weave is not spacious — but for our budget, freehold with this school proximity was not available anywhere else in D14. The neighbours are a mix of owner-occupiers and tenants, the building management keeps things orderly, and we have found the neighbourhood much more comfortable to live in than we expected.”
— Owner-occupier, two-bedroom unit (StackedHomes forum)
Strengths & Weaknesses
- Freehold tenure in the RCR — the only freehold option in the D14 comparison set, eliminating lease decay, CPF restrictions, and financing erosion that affect all 99-year competitors; lease rating 10.0/10
- Paya Lebar EWL/CCL interchange at 0.38 km — dual-line connectivity to City Hall (EWL), Dhoby Ghaut/Bartley (CCL), and Pasir Ris in a genuine 4–5 minute walk; MRT score 9.0/10
- 4.06% gross yield with 188 recorded rental transactions — the rental track record is demonstrated, not theoretical; one of the highest freehold yields available in the RCR
- Sub-$900,000 median price ($828,000) for freehold RCR — accessible entry to private property near a dual-line interchange, a price point that is structurally unavailable elsewhere in comparable locations
- Kong Hwa School at 0.07 km — essentially adjacent, offering the strongest SAP primary school proximity in D14 and a material 1 km balloting advantage for families
- Walkability 85/100 — genuine pedestrian access to daily needs via Paya Lebar Quarter retail, Geylang hawker culture, provision shops, and F&B within a compact walking radius
- Paya Lebar Quarter commercial hub adjacent to the MRT — office, retail, and dining cluster that has materially upgraded precinct amenity since completion
- PSF appreciation from $1,474 (year 0) to $1,673 (recent) confirms market recognition of value despite address stigma — constructive trajectory for patient holders
- Boutique 71-unit scale means uncrowded facilities, lower MCST fees proportionate to a smaller community, and minimal common area congestion
- Lorong 39 is the residential/gastronomic upper precinct of Geylang — genuine urban vitality, celebrated food culture, and a mixed community character distinct from the entertainment district
- Geylang address suppresses resale liquidity — exit will require more time and price flexibility than an equivalent-connectivity development in D12, D13, or D15; the stigma is real even if analytically unwarranted
- Facilities rating 5.0 — pool and gym only; no tennis court, function room, or recreational depth; boutique scale limits the facility catalogue available
- Unit layout rating 6.0 — compact 1–2 bedroom configurations averaging ~500–600 sqft; limited appeal for multi-generational families or buyers seeking spacious floor plates
- Low resale volume (17 recorded transactions) — thin secondary market; exit liquidity depends on finding yield-motivated or address-tolerant buyers who represent a narrower pool than mainstream D14 condominiums
- En-bloc score 39/100 — modest collective sale prospect given the small site footprint; collective sale optionality should not be factored into acquisition rationale
- Tenant profile skews toward transient working adults rather than long-tenure families — higher tenancy turnover is reflected in the 188 rental records but implies active ongoing management
- Dakota CCL at 0.82 km and Aljunied EWL at 0.84 km are secondary MRT options but require a longer walk or bus connection — the Paya Lebar interchange is the primary and most used access point
- Neighbourhood character is urban, dense, and commercially active — buyers seeking quiet, low-density suburban living will find Lorong 39 Geylang a poor fit regardless of yield or MRT proximity
Verdict
D’Weave is one of the clearest examples in Singapore’s residential market of a development where the headline address creates a discount that is not supported by the objective fundamentals. A 0.38 km dual-line interchange, a 0.07 km SAP primary school, a 4.06% gross yield, freehold tenure, a sub-$900,000 median, and a walkability score of 85/100 are individually impressive metrics — assembled together in a single development, they represent a combination that simply does not exist elsewhere at this price point in the RCR. The investment score of 59/100 and profitability score of 68/100 reflect genuine momentum and income delivery. The en-bloc score of 39/100 is modest, but collective sale aspiration is not the primary thesis here — the income and access story is.
The comparison to Parc Esta ($2,182 PSF, 99-year) is the most instructive benchmark. Parc Esta offers the same Paya Lebar interchange connectivity from a D14 address, on a 99-year tenure, at a PSF 35% higher than D’Weave. D’Weave delivers freehold permanence and a 4.06% yield that Parc Esta’s leasehold and lower yield profile cannot match — the trade-off is scale, facilities, and the higher-prestige branding of a Macpherson-adjacent address versus Lorong 39. For investors who understand what they are buying, D’Weave is an analytically coherent and well-supported acquisition. The PSF trajectory from $1,474 at year zero to $1,673 at the most recent observation confirms that the market does assign appreciation value over time, even with the address constraint. The gross yield of 4.06% — delivered with freehold tenure — is the central investment proposition, and the 188 rental transactions confirm it is not a theoretical projection but a demonstrated track record.