Emprado Suites
Overview & Key Facts
Emprado Suites occupies a quiet plot along Lorong N Telok Kurau in District 15 — deep in the East Coast’s tightly-knit landed and boutique-condo enclave. Completed in 2008 and developed by Infinity Development Pte Ltd, the project is a pint-sized freehold boutique of just 16 units, the kind of intimate residential building more commonly found in Bukit Timah or the Good Class Bungalow belt than in Telok Kurau. With freehold tenure on a single block, it attracts a very specific buyer: one who prizes perpetual ownership, neighbourhood character, and freedom from the sprawl of mega-developments.
The address puts it squarely in the Telok Kurau sub-precinct — a low-rise, tree-canopied pocket running between East Coast Road and Upper East Coast Road that Singaporeans associate with inter-war bungalows, good coffee shops, and the unhurried pace of the old-school East. At 16 units, Emprado Suites functions more like a private residential strata than a conventional condominium. Management council decisions are quicker, neighbours know each other, and the compound rarely feels crowded — because it almost never is.
Transaction volume reflects the nature of the building: only 7 resale transactions have been recorded, with a median price of S$1,028,000 and an average PSF of approximately S$1,769 over the last 12 months. That psf figure, while modest against the corridor’s new launches, represents solid appreciation from earlier sub-S$1,300 psf levels — and the freehold title means the clock is not ticking on a lease the way it is for the surrounding 99-year competition.
Location & Connectivity
Lorong N Telok Kurau sits inside one of Singapore’s most pleasant residential micro-zones. The street runs off the Telok Kurau Road spine, flanked by a mix of pre-war bungalows, post-war terraces, and newer freehold boutiques like Emprado Suites itself. The neighbourhood has none of the commercial hustle of Marine Parade Road, yet East Coast Road — with its parade of cafes, neighbourhood restaurants, and provision shops — is a short five-minute walk away. The East Coast Park and its beach waterfront is accessible by foot in around 15 minutes, or under five minutes by bicycle via the park connector.
The nearest MRT is Marine Terrace (Thomson-East Coast Line) at approximately 0.52 km — a borderline walkable distance in cooler morning weather, though Singapore’s afternoon humidity makes the bus a common alternative for most residents. Kembangan MRT (East-West Line) is 1.15 km away, adding a second line option for those needing connections through Jurong, Tampines, or Changi. Once on the TEL, the city fringe is 20–25 minutes to Marina Bay; a driver reaches the CBD in 15–20 minutes via the ECP. Tanjong Katong Road, with its wet market, neighbourhood supermarkets, and kopitiam cluster, handles most daily grocery and food needs.
Families with children will note Telok Kurau Primary School at just 0.31 km — within comfortable walking distance and one of the better-regarded neighbourhood primaries in the East. Chung Cheng High (Main), a well-known secondary with strong alumni networks, is 0.77 km away. The international school corridor along East Coast Road and Tanjong Katong Road is also well-served, with Canadian International School Tanjong Katong campus and Global Indian International School within easy reach.
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 | Within 1 km |
| East Coast Primary School | primary | ~1.0 km |
| Global Indian International School (GIIS East Coast) | international | ~1.0 km |
| Canadian International School (Tanjong Katong) | international | ~1.6 km |
| Tanjong Katong Girls' School | secondary | ~1.7 km |
| Canossa Catholic Primary School | primary | ~1.7 km |
| CHIJ (Katong) Primary | primary | ~1.7 km |
Facilities
At 16 units, there is no pretence of resort-scale amenities — and buyers who approach Emprado Suites expecting a lap pool, tennis court, and club house will be disappointed. The development provides the standard boutique package: a small swimming pool, basic gym, and communal BBQ area. Maintenance fees reflect this simplicity, typically running lower than comparably priced developments with extensive facilities. The trade-off is deliberate: residents who choose boutique freehold in Telok Kurau are generally purchasing the neighbourhood as the lifestyle amenity, not the compound.
What the facilities lack in breadth, the location compensates. East Coast Park functions as the development’s de facto backyard — offering jogging tracks, cycling paths, water sports, beach volleyball, and some of Singapore’s most affordable seafood. The proximity to East Coast Road’s dense F&B strip also means residents rarely need to cook in-unit if they prefer not to. For a 16-unit boutique, the lack of a squash court or function room is simply not the right frame for evaluation.
“The pool and gym are small but functional. Honestly I bought here because of the neighbourhood and the freehold title — not the facilities. East Coast Park is five minutes away, which is the only fitness facility I need.”
— Resident feedback via PropertyGuru
Unit Sizes & Layout
The unit mix at Emprado Suites skews toward 1- and 2-bedroom configurations — practical for the development’s scale and the typical Telok Kurau buyer profile: professional couples, small families using it as a rental investment, and downgraders from the surrounding landed enclave who want to unlock capital without leaving the precinct. With a median transaction price around S$1,028,000 and a 12-month average PSF near S$1,769, buyers are acquiring freehold land exposure in one of Singapore’s most established East Coast sub-precincts at a meaningful discount to the newer 99-year launches on East Coast Road.
Unit sizes in boutiques of this era tend to run more generously than contemporary new launches — a common finding across 2006–2012 District 15 boutiques where gross floor area targets were less compressed by development cost pressures. Buyers should verify individual floor plans and actual usable areas, but the expectation of bedrooms that fit full-sized wardrobes and living areas that accommodate a proper sofa configuration is generally met. The PSF trend line from S$1,231 to the current S$1,769 over recent years reflects steady real appreciation rather than speculative spikes.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,577 | $924,500 |
| 2 BR | 1 | $1,231 | $1,100,000 |
| 3 BR | 2 | $1,531 | $1,615,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $800,000 to $1,680,000, averaging $1,146,857 (~$1,769 psf).
Rents range from $1,800 to $4,500 per month across 12 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 38.2% (from $1,231 to $1,702 psf).
Neighbourhood Comparison
The competitive frame for Emprado Suites is not Grand Dunman or Emerald of Katong — those are different products at 40–55% higher PSF. The more honest comparison is against other freehold boutiques in the same Telok Kurau / East Coast sub-precinct: developments like 77 @ East Coast and J@63, which share the freehold boutique DNA. Emprado Suites’ current average PSF of S$1,769 sits in the same broad band as those peers, with the differentiating factors being precise proximity to Marine Terrace MRT (Emprado Suites at 0.52 km compares favourably) and the specific street environment — Lorong N Telok Kurau is quieter and more residential than the East Coast Road-fronting boutiques.
Against The Continuum (FH, S$2,790 psf, 816 units, 2024) the gap is stark: buyers at The Continuum are paying a near-60% premium for a brand-new large-scale freehold development with full resort facilities and a fresh modern finish. Emprado Suites offers the same perpetual tenure on the same corridor at a fraction of the entry cost. The decision ultimately hinges on whether the buyer needs new, large, and fully-facilitated — or is content with mature, intimate, and structurally sound at a significantly lower quantum.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| EMPRADO SUITES | Freehold | 2008 | 16 | $1,769 |
| 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 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates EMPRADO SUITES across multiple dimensions.
What Residents Say
“Very peaceful enclave. The Telok Kurau area has a proper neighbourhood feel — morning walks, good coffee shops on the main road, and no high-rise towers blocking the light. I’ve been here seven years and have no plans to move.”
— Long-term resident via EdgeProp
“Marine Terrace MRT is close enough for the morning commute. East Coast Park is a short walk for evenings and weekends. The gym and pool are small but that’s the trade-off for a boutique building — the monthly fees are very reasonable compared to larger condos with more facilities.”
— Owner-occupier review via PropertyGuru
“Good freehold investment in D15 but do not expect resort facilities. The selling point is the neighbourhood, the schools nearby, and the freehold title. If you want a lap pool and tennis court, look elsewhere.”
— Investor review via 99.co
Strengths & Weaknesses
- Freehold tenure — perpetual land ownership with no lease decay
- D15 East Coast corridor — one of Singapore's most established residential precincts
- Telok Kurau Primary School at 0.31 km — excellent P1 balloting position
- Marine Terrace MRT (TEL) at 0.52 km — borderline walkable to a newer interchange line
- East Coast Park within a 15-minute walk — practical daily lifestyle asset
- Significant PSF discount vs new launches (37-57% cheaper than Grand Dunman / Emerald of Katong)
- Boutique 16-unit scale — low-density, quiet compound, manageable MCST
- Rental yield ~3.5% on freehold asset — strong for a perpetual-tenure property
- PSF appreciation trend from S$1,231 to S$1,769 — steady, structural upside
- Minimal facilities — small pool and basic gym only, no tennis or full clubhouse
- Only 7 resale transactions on record — very thin secondary market, liquidity risk
- Marine Terrace MRT at 0.52 km is borderline — afternoon heat makes it uncomfortable on foot
- En-bloc not viable at 16 units — no collective sale exit premium
- Older development (TOP 2008) — expect renovation spend on fittings and finishes
- Low ShiokNest score (37/100) and investment score (59/100) relative to larger peers
- No covered walkway to MRT — rain exposure on commute days
- Limited unit variety — restricted resale pool compared to larger developments
Verdict
Emprado Suites makes the most sense for a buyer who already knows the Telok Kurau neighbourhood and is buying freehold tenure and postcode over facilities and scale. The pitch is straightforward: a 16-unit freehold boutique on a quiet residential street, within walking distance of Telok Kurau Primary School, Marine Terrace MRT, and the East Coast Park corridor, priced at roughly S$1,769 psf — a 30–37% discount to the nearest new 99-year leasehold comparables. The freehold premium baked into the title is real and enduring; the facility shortfall is equally real and equally clear.
For yield-oriented buyers, the rental profile is supportive. Average rents of approximately S$3,138/month against median transaction prices around S$1,028,000 translate to a gross yield near 3.5% — respectable for a freehold D15 asset where capital preservation often matters more than raw rental return. The East Coast rental market runs deep, drawing expat families from the international schools, professionals working at Changi Business Park or the CBD via the ECP, and long-stay tenants who prioritise the neighbourhood’s established character over brand-new finishes.
The comparison to competitors at S$2,461–2,790 psf (Grand Dunman, Emerald of Katong, The Continuum, Tembusu Grand) is instructive. Buyers at those developments are paying for scale, brand-new leases, and resort-grade facilities. Emprado Suites buyers are paying for something different: freehold land in a mature neighbourhood, lower entry quantum, and a community of 15 other owners rather than 800. Neither position is wrong — but they are fundamentally different bets on what property should do for you.