Edenz Suites
Overview & Key Facts
Edenz Suites is a boutique freehold development tucked along Lorong 28 Geylang in District 14, the Rest-of-Central-Region (RCR) pocket that bridges the CBD fringe with the eastern heartland. Completed in 2014 by Admin Holdings Pte Ltd, the project comprises just 34 units across a single low-rise block — squarely in the boutique-condo category that is becoming increasingly rare in a market dominated by 400-unit new launches.
The Lorong 28 address places Edenz Suites in one of Geylang’s quieter even-numbered lorongs, away from the busier commercial stretch concentrated along Sims Avenue and the odd-numbered lorongs closer to Geylang Road. Buyers who understand the district well tend to prize these even-side lorongs precisely because they deliver freehold tenure and genuine central proximity at a meaningful discount to District 15 or 8 — without the nightlife noise that some associate with the area’s postcode.
Current transaction data tells a consistent story: the last 12 months saw an average psf of S$1,368 and a median price of S$668,000, supported by a healthy rental market averaging S$2,396 per month and delivering a gross yield of 4.49%. For a freehold asset inside the Central Region, that yield sits comfortably above the typical 3.0–3.5% seen in purely owner-occupier districts — a direct reflection of Edenz Suites’ rental-friendly unit mix and location near the CBD.
Location & Connectivity
Edenz Suites sits roughly 510 metres from Aljunied MRT on the East-West Line, a walkable 7-minute stroll for most residents. Dakota MRT (Circle Line) is a slightly longer 590-metre walk, giving the development dual-line optionality that very few freehold properties at this price point can match. Mountbatten MRT and the Paya Lebar interchange (East-West + Circle Lines) round out the MRT options within a one-kilometre radius, making Edenz Suites one of the better-connected boutique freeholds in the RCR.
For drivers, the location is even stronger. The PIE and KPE are both within a two-minute drive, putting Changi Airport roughly 15 minutes away and the CBD (Raffles Place / Shenton Way) around 10 minutes in off-peak conditions. Suntec, Marina Bay, and Orchard Road are all reachable inside 12–15 minutes. For buyers prioritising central access without CCR pricing, the geography is genuinely compelling.
Everyday amenities lean heavily on Geylang’s legendary food scene. The stretch of coffee shops, zi char stalls, and late-night eateries along Sims Avenue and Geylang Road is one of Singapore’s densest F&B clusters, with institutions like 126 Dim Sum, Sin Huat Eating House, and countless frog porridge, beef hor fun, and durian specialists within a short drive. Paya Lebar Quarter and Paya Lebar Square shopping malls are less than 1.5 km away, anchoring the modern retail needs with NTUC FairPrice, Kopitiam, and mid-tier F&B.
Families will note that Geylang Methodist School (Primary) sits barely 50 metres away, with the Secondary campus just 220 metres further. Kong Hwa School (a Special Assistance Plan primary) is 550 metres away. This school density within the 1-kilometre P1 balloting radius is a quietly underrated feature of Lorong 28, particularly for Singaporean families who would otherwise struggle to secure affiliated enrolment elsewhere in the central region.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Haig Girls' School | primary | ~1.1 km |
| Tanjong Katong Primary School | primary | ~1.5 km |
| Macpherson Primary School | primary | ~1.5 km |
| Tao Nan School | primary | ~1.5 km |
Facilities
Edenz Suites is unapologetically a boutique development, and its facility list reflects that. With just 34 units funding the maintenance, buyers should not expect the grand clubhouses, tennis courts, or air-conditioned badminton halls found in mega-developments. What is on offer is a compact swimming pool, a basic gym, a sky terrace or rooftop area, and standard 24-hour security with basement parking. Landscaping is functional rather than resort-inspired.
“It’s a boutique block, so the facilities are what you’d expect — a lap pool, a small gym, that’s about it. The upside is the maintenance fee stays low and the pool is never crowded.”
— Resident feedback summarised from PropertyGuru listings
This minimalist approach is actually a feature rather than a bug for the target buyer. Lower facility counts translate directly to lower monthly maintenance charges — a meaningful consideration for landlords optimising rental yield, and for own-stay buyers who prefer spending their weekends at the hawker centre rather than the clubhouse. The trade-off is real, though: households that genuinely value resort-style amenities should look at larger developments in the same price band, such as Sims Urban Oasis or Euhabitat.
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $560,000 to $722,000, averaging $656,992 (~$1,368 psf).
Rents range from $1,550 to $3,500 per month across 97 rental transactions. Current rental yield sits at approximately 4.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 10.5% (from $1,239 to $1,368 psf).
Neighbourhood Comparison
Within District 14, Edenz Suites competes in a different segment to the large leasehold projects that anchor the area. Parc Esta (1,399 units, 99-year from 2018) trades at roughly S$2,182 psf — a 60% premium for newer lease, full-service facilities, and Eunos MRT direct access. Sims Urban Oasis (1,024 units, 99-year from 2014) sits at ~S$1,760 psf with extensive facilities. Penrose and The Antares play in similar territory.
The honest comparison is not against these mega-projects but against other boutique freeholds along the even-numbered Geylang lorongs and in the Kallang/Macpherson belt. On that basis, Edenz Suites’ combination of 4.49% gross yield, dual-MRT-line access, top-tier school proximity, and a 2014 TOP (still relatively young) makes it one of the stronger boutique freehold picks for yield-focused buyers. Leasehold alternatives will always look cheaper on monthly mortgage, but they will not look cheaper in 2055.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EDENZ SUITES | Freehold | 2014 | 34 | $1,368 |
| 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 EDENZ SUITES across multiple dimensions.
What Residents Say
“Rented here for two years before buying. The location is genuinely the best part — I can walk to Aljunied MRT in under 10 minutes and be in Raffles Place in 15. Food options are endless and cheap.”
— Owner-occupier feedback via PropertyGuru
“Facilities are basic — pool and gym, nothing more. But for a boutique block the maintenance fee is reasonable and the pool is always empty, which I actually prefer.”
— Resident review via 99.co
“Yield has been consistent — tenants are usually young working professionals who want CBD access without CBD rent. Turnover is higher than a family estate, so factor that in.”
— Landlord feedback via EdgeProp
Strengths & Weaknesses
- Freehold tenure — permanent ownership with no lease decay
- Exceptional 4.49% gross yield — well above CCR averages
- Dual MRT access: Aljunied (0.51 km) + Dakota (0.59 km)
- 10-minute drive to CBD / Raffles Place off-peak
- Geylang Methodist Primary School <100 m (P1 balloting advantage)
- Low maintenance fees due to compact boutique design
- Rental-friendly unit mix supports consistent landlord demand
- Freehold entry point below S$700,000 median
- Walking distance to one of Singapore’s densest F&B clusters
- Minimal facilities — pool and gym only
- Only 34 units — limited shared amenity funding base
- Compact unit sizes (typically 450–750 sqft)
- Geylang postcode carries perception baggage for some buyers
- Tenant turnover higher than family-oriented estates
- Interior finishing is builder-grade, not luxury specification
- Limited resale comparables due to small unit count
Verdict
Edenz Suites is a focused proposition rather than an all-rounder — and that is precisely why it works for the right buyer. At S$1,368 psf freehold within walking distance of two MRT lines and a 10-minute drive to the CBD, the development delivers a combination of tenure, location, and accessibility that is genuinely hard to replicate at this price point. The 4.49% gross yield is exceptional for a Central Region freehold and reflects real, sustained tenant demand rather than a one-off spike.
The catch is that Edenz Suites asks its buyers to accept real trade-offs: modest facilities, compact unit sizes, and a Geylang postcode that still carries perception baggage for some prospective tenants and resale buyers. None of these are deal-breakers for an investor optimising for yield, or for a young professional couple prioritising commute and lifestyle over clubhouse features — but they are non-trivial for families with young children or buyers seeking a lifestyle-statement address.
Measured against its peer group of sub-50-unit freehold boutiques in the Geylang and Kallang belt, Edenz Suites holds up well on yield, MRT access, and school proximity. Measured against newer leasehold 99-year launches in the same district, it offers the permanent freehold premium that will matter increasingly over a 20- to 30-year hold. For the right buyer, it is a quietly efficient asset.