Grace Apartments
Overview & Key Facts
Grace Apartments is a 6-unit boutique condominium on the Mattar Road corridor in District 14 (RCR), with one of the most exceptional MRT credentials in the Batch D cohort: Mattar MRT (Downtown Line + Circle Line) at just 180 metres — a sub-200m dual-line interchange that ranks among the strongest MRT positions available in any Singapore boutique development. The DTL connects toward the CBD (Rochor, Bugis, Promenade, Bayfront) westward and toward MacPherson, Ubi, and the eastern corridor eastward. The CCL from Mattar connects toward Serangoon, Lorong Chuan, and the northern CCL arc.
The rental dataset — 5 transactions at S$2,350 median across 6 units — is a thin but coherent dataset. At S$2,350/month median, units are likely 1BR or compact 2BR format, serving the professional-single and young-couple D14 tenant segment who prioritise the Mattar DTL+CCL sub-200m access and the value-tier D14 RCR pricing over district prestige. Macpherson Primary School at 500 metres is the most relevant school ballot asset in the immediate catchment area.
For buyers seeking the strongest possible MRT credentials in a value-tier D14 RCR boutique, Grace Apartments’ Mattar sub-200m DTL+CCL position is genuinely difficult to replicate at equivalent psf entry in the Singapore market.
Location & Connectivity
The Mattar-MacPherson corridor in District 14 is a transitional zone between the MacPherson industrial belt, the Ubi-Kembangan residential area, and the Geylang-Paya Lebar commercial precinct. The character is mixed-use industrial-residential, quieter than the lower Geylang lorongs but without the full residential depth of D15 East Coast or D10 Bukit Timah. The neighbourhood is functional rather than prestigious — a practical transit node that punches above its weight in MRT connectivity relative to its psf entry.
Mattar MRT (Downtown Line + Circle Line) at 180 metres is the dominant locational credential. The DTL westward from Mattar reaches MacPherson, Ubi, Kaki Bukit, and the Bugis-CBD corridor in under 15 minutes. The CCL from Mattar reaches Serangoon (interchange with NEL), Lorong Chuan, and the northern CCL arc. Paya Lebar (EWL + CCL interchange) is accessible via either line within 2–3 stops.
Macpherson Primary School at 500 metres is the primary school ballot anchor for the address. The New Majestic Hotel and Paya Lebar Quarter (PLQ) commercial hub are accessible by MRT in 1–2 stops. The Geylang-Aljunied food culture is accessible on foot or by short MRT ride.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Macpherson Primary School | primary | Within 1 km |
| Paya Lebar Methodist Girls' School | secondary | Within 1 km |
| Red Swastika School | primary | ~1.3 km |
| Kong Hwa School | primary | ~1.5 km |
| Geylang Methodist School (Primary) | primary | ~1.5 km |
| Geylang Methodist School (Secondary) | secondary | ~1.6 km |
| One World International School (Mountbatten) | international | ~1.9 km |
| Bartley Secondary School | secondary | ~1.9 km |
Facilities
At 6 units with an unconfirmed TOP year, Grace Apartments is a micro-boutique with minimal shared facilities — likely basic covered parking and common area security as the primary shared infrastructure. The development’s competitive proposition rests entirely on the Mattar sub-200m DTL+CCL dual-line interchange position and the value-tier D14 RCR pricing — not on facility breadth. Buyers should commission a structural inspection and MCST record review alongside an SLA title search to confirm tenure before commitment.
The Mattar-MacPherson corridor provides functional external amenities: coffeeshops and light retail along Mattar Road and Upper Aljunied Road, with full retail and F&B at Paya Lebar Quarter (PLQ) 2–3 MRT stops west, and the Geylang food culture accessible on foot eastward.
Neighbourhood Comparison
The D14 RCR boutique market is dominated by Geylang-corridor and MacPherson-Aljunied micro-developments. Large-scale D14 benchmarks (Parc Esta, Penrose, Sims Urban Oasis) operate at a different scale and psf tier. The relevant comparison for Grace Apartments is the D14 micro-boutique segment: 6-unit blocks where MRT position drives the tenant profile.
Within Batch D: Feng Lai Mansion (Dakota CCL 430m, D14, 6 units, S$3,300 median) and Bluwel Apartments (Aljunied EWL 590m, D14, 7 units, S$3,000 median) both trade on Geylang-corridor MRT access. Grace Apartments’ Mattar 180m DTL+CCL position is superior in raw MRT distance to both, though the Mattar DTL+CCL serves different corridors than the EWL (Aljunied-CBD) or CCL (Dakota-Paya Lebar arc). The S$2,350 median reflects the compact unit format and MacPherson precinct discount versus the Geylang-corridor peers. For buyers who model yield from the DTL commuter-professional tenant segment, Grace Apartments’ sub-200m Mattar position is the D14 benchmark.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GRACE APARTMENTS | — | 6 | — | |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,183 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,761 |
| 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 GRACE APARTMENTS across multiple dimensions.
What Residents Say
“Sub-200m to Mattar DTL+CCL means you have two MRT lines under three minutes’ walk. Downtown Line to Bugis or Promenade for the CBD, Circle Line to Serangoon for NEL interchange or to Paya Lebar for the EWL. For a D14 boutique at value-tier psf, the transit access is exceptional.”
— Mattar MRT corridor resident via Singapore Expats forum
“Five rental records across six units is a thin dataset, but S$2,350 median is consistent with the compact D14 RCR floor. The Mattar DTL+CCL sub-200m credential is the story here — confirm tenure and inspect the building, but the MRT position for this psf range is nearly impossible to replicate elsewhere in the RCR.”
— D14 RCR investment analyst via EdgeProp research
Strengths & Weaknesses
- Mattar MRT (DTL + CCL) at 180m — sub-200m dual-line interchange; rarest MRT credential in Batch D
- Downtown Line access: Bugis, Promenade, Bayfront, CBD corridor from sub-200m walk
- Circle Line access: Serangoon NEL interchange, Lorong Chuan, Paya Lebar EWL+CCL arc from 180m
- Macpherson Primary at 500m — school ballot anchor for D14 RCR catchment
- Value-tier D14 RCR pricing — sub-200m DTL+CCL access at boutique psf entry
- Tenure unknown — SLA title search essential to confirm lease, CPF eligibility, financing terms
- Thin rental dataset (5 records, 0.83/unit) — insufficient for high-confidence yield modelling
- S$2,350 median rent — lowest in Batch D cohort; compact unit format implied
- MacPherson-Mattar mixed industrial-residential precinct — not a prestige residential neighbourhood
- 6 units — micro-boutique; entry via private sale or agent-exclusive listing only
- No resale data — acquisition price requires independent valuation from scratch
- TOP year unconfirmed — building age and structural condition inspection required
Verdict
Grace Apartments on the Mattar Road corridor delivers the strongest single MRT credential of any development in the Batch D cohort: Mattar MRT (Downtown Line + Circle Line) at 180 metres — a sub-200m dual-line interchange that is genuinely rare in Singapore boutique condominium stock. The S$2,350 median rental is at the value-tier D14 RCR floor, reflecting compact unit format and the mixed-use MacPherson-Mattar precinct character.
For buyers who can confirm the tenure via SLA title search and are comfortable with the D14 mixed industrial-residential neighbourhood character, the Mattar sub-200m DTL+CCL position provides a transit credential that exceeds most D9, D10, and D15 boutiques at equivalent or higher psf entry. The thin rental dataset (5 records) is insufficient for high-confidence yield modelling — treat it as a directional indicator and verify with active lettings research in the Mattar-MacPherson corridor before acquisition.