Guillemard Suites
Overview & Key Facts
Guillemard Suites is a freehold boutique development of 146 units on Guillemard Road in District 14, completed in 2017 by MK25 Pte Ltd. The single five-storey block sits in the Eunos/Geylang pocket — a neighbourhood that polarises opinion but delivers undeniable convenience. At a median transaction price of S$845,000 and an average PSF of S$1,409 over the past 12 months, it represents one of the lowest quantum freehold entry points in Singapore’s Rest of Central Region.
The development’s calling card is its rental yield. With 254 recorded rental transactions and an average rent of S$2,826, Guillemard Suites delivers a gross yield of approximately 3.98% — well above the island-wide condo average of around 3.1–3.3%. This is driven by a combination of compact, efficiently sized units and strong tenant demand from the area’s proximity to the CBD, Paya Lebar commercial hub, and three MRT stations within 700 metres.
However, prospective buyers must confront an uncomfortable trend: PSF has been declining. Trailing 12-month averages show a slide from S$1,581 to S$1,296 — an 18% drop that stands in contrast to the broader D14 market. Some of this reflects the unit mix (small units tend to have higher PSF, and recent transactions may skew toward larger types), but the downward trajectory warrants scrutiny. Freehold tenure provides a floor of sorts, but freehold alone does not guarantee capital appreciation in a boutique development with limited facilities and a lesser-known developer pedigree.
Location & Connectivity
Guillemard Suites benefits from what is arguably District 14’s strongest MRT coverage. Three MRT stations sit within 700 metres: Mountbatten (Circle Line, 0.54 km), Aljunied (East-West Line, 0.62 km), and Dakota (Circle Line, 0.71 km). This triple connectivity is genuinely unusual for a D14 condo and means residents can reach Marina Bay in under 15 minutes or Paya Lebar in one stop.
The Guillemard Road corridor is a transitional strip — residential enough to live comfortably, but close enough to Geylang proper that the neighbourhood’s character bleeds through. Food options are abundant: Geylang’s famous supper scene, Old Airport Road Food Centre (one of Singapore’s best hawker centres), and the Joo Chiat/Katong stretch are all within a short drive or bus ride. For groceries, Paya Lebar Quarter and SingPost Centre are nearby, housing FairPrice, specialty stores, and a wide selection of dining and retail.
For drivers, the development is well-positioned near the Nicoll Highway and East Coast Parkway (ECP), providing efficient routes to the CBD, Changi Airport, and the east coast. The Kallang/Mountbatten corridor is also undergoing urban rejuvenation, with the Singapore Sports Hub and upcoming Kallang Alive masterplan potentially lifting the area’s profile over the next decade.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.4 km |
| Tanjong Katong Primary School | primary | ~1.7 km |
| Tao Nan School | primary | ~1.8 km |
| Macpherson Primary School | primary | ~1.8 km |
Facilities
Let’s be direct: at 146 units across five storeys, Guillemard Suites is a boutique development, and its facilities reflect that scale. Amenities include a rooftop swimming pool with pool deck, a wading pool for families, a gymnasium, a jacuzzi, and a barbecue area. That is essentially the full list.
What Guillemard Suites lacks in breadth, the rooftop pool partially compensates for in character. Residents have noted that the rooftop pool offers a surprisingly pleasant view over the low-rise Geylang landscape, and the compact scale means facilities are rarely overcrowded — a genuine advantage over mega-developments where pool lanes are perpetually contested.
There is no function room, no tennis court, no dedicated children’s playground, and no landscaped gardens to speak of. Buyers who prioritise resort-style living should look elsewhere. But for the target demographic — investors and young professionals who spend most of their time outside the development — the minimalist facility set keeps maintenance fees lower and matches the lifestyle profile.
Unit Sizes & Layout
Guillemard Suites offers a notably diverse unit mix for a 146-unit development. There are approximately 100 different floor plan types ranging from 377 sqft to 1,270 sqft, spanning 1-bedroom, 2-bedroom, 2-bedroom + study, 3-bedroom, 1-bedroom duplex, 1-bedroom penthouse, 2-bedroom penthouse, and 3-bedroom + study penthouse configurations.
The unit breakdown skews heavily toward compact formats: 50 one-bedroom units (377–571 sqft) and 36 one-bedroom duplexes (441–624 sqft) together account for nearly 60% of total units. This composition explains the strong rental yields — smaller units in central locations command disproportionately high per-sqft rents. The 2-bedroom units are notably compact at 398–506 sqft, which is tight even by contemporary standards.
The duplex and penthouse configurations add architectural variety that you rarely find in developments this size. The 1-bedroom duplexes, in particular, offer a sense of spatial separation between living and sleeping areas that a standard 1-bedroom cannot match, making them attractive to tenants willing to pay a modest premium.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,657 | $727,571 |
| 1 BR | 23 | $1,426 | $826,434 |
| 2 BR | 8 | $1,431 | $1,093,361 |
| 3 BR | 5 | $1,412 | $1,630,600 |
Pricing & Market Position
Based on 43 recorded transactions, sale prices range from $665,000 to $1,828,000, averaging $953,509 (~$1,409 psf).
Rents range from $1,350 to $5,000 per month across 260 rental transactions. Current rental yield sits at approximately 4.1%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 3.5% (from $1,342 to $1,296 psf).
Neighbourhood Comparison
Guillemard Suites sits at the value end of a competitive D14 corridor. Parc Esta, the closest major competitor, commands S$2,182 psf — a 55% premium over Guillemard Suites — but offers 1,399 units with full-scale facilities, a newer 99-year lease (TOP 2023), and the backing of MCL Land. Penrose (S$1,927 psf, TOP 2023) and The Antares (S$1,833 psf, TOP 2023) similarly outprice Guillemard Suites but deliver newer builds with substantially more amenities.
The more instructive comparison is with euHabitat (S$1,325 psf), a larger freehold development further along Jalan Eunos. euHabitat offers more space and facilities at a lower PSF, though with less MRT proximity. Sims Urban Oasis (S$1,758 psf, 99-year) sits between the two in pricing and offers better facilities but a depleting lease.
Guillemard Suites’ unique selling proposition is the combination of freehold + triple MRT + sub-S$1M quantum. No competitor in D14 matches all three. Buyers prioritising capital appreciation should favour the newer, larger developments; those prioritising yield and low entry cost will find Guillemard Suites difficult to beat on the numbers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| GUILLEMARD SUITES | Freehold | 2017 | 146 | $1,409 |
| 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 GUILLEMARD SUITES across multiple dimensions.
What Residents Say
“Excellent location to city, town and CBD. Close to Parkway, Katong, near to Sports Hub. Aljunied, Mountbatten, Dakota, Kallang, and Paya Lebar MRT all accessible.”
— Expat resident review via Singapore Expats
“8-10 minutes walking distance to the nearest MRT and direct bus to CBD. Rooftop pool has a pretty nice view.”
— Resident review via PropertyGuru
“3 bus stops away from Paya Lebar Square as well as another 3 MRT nearby. Nice facilities and rooftop pool plus jacuzzi.”
— Resident review via PropertyGuru
“The night security guard is very rude and disrespectful to the residence. Other than the location I don’t see any good of this apartment.”
— Resident review via PropertyGuru
The review pattern is consistent: residents universally praise the location and MRT connectivity, with the rooftop pool earning frequent positive mentions. Criticisms centre on management quality (particularly security staff) and the limited facility scope. The development attracts a mix of young professionals and expat tenants, which aligns with the compact unit sizes and investment-oriented design. The low unit count means common areas are generally uncrowded, though this also means a smaller MCST budget for upkeep and improvements.
Strengths & Weaknesses
- Freehold tenure — no lease decay, perpetual ownership
- Nearly 4% gross rental yield — well above market average
- Three MRT stations within 700m (Mountbatten, Aljunied, Dakota)
- Low quantum entry — median S$845,000 for a freehold D14 condo
- Diverse unit mix including duplexes and penthouses (100 floor plan types)
- Rooftop pool with pleasant city views over low-rise Geylang landscape
- Strong tenant demand from CBD proximity and Paya Lebar commercial hub
- Compact development means uncrowded shared facilities
- Vibrant neighbourhood with abundant food and retail options
- Kallang Alive masterplan may lift area profile long-term
- PSF declining — S$1,581 to S$1,296, an 18% drop against market trend
- Very compact unit sizes — 2-bedrooms as small as 398 sqft
- Minimal facilities (pool, gym, jacuzzi, BBQ only — no function room, tennis, playground)
- Lesser-known developer (MK25 Pte Ltd) with limited track record
- Geylang-adjacent address may affect resale perception for some buyers
- Mixed reviews on security and management quality
- Only five storeys — limited view potential for non-penthouse units
- Small MCST budget (146 units) constrains future facility upgrades
Verdict
Guillemard Suites occupies a specific niche: freehold, low-quantum, high-yield rental play in a well-connected but character-rich neighbourhood. For investors chasing cash flow rather than capital gains, the numbers work. A median purchase price of S$845,000 generating S$2,800/month in rent produces a gross yield approaching 4% — and the freehold tenure means no lease decay eating into long-term value.
But the declining PSF trend — from S$1,581 down to S$1,296 over recent periods — is a red flag that cannot be dismissed. While some of this may reflect transaction mix (smaller units skewing higher PSF in earlier periods), the direction is unfavourable. Competing developments like Parc Esta (S$2,182 psf) and Penrose (S$1,927 psf) are pulling D14 pricing upward, yet Guillemard Suites is moving the other way. The limited facilities, boutique scale, and lesser-known developer may be contributing to a perception gap that freehold tenure alone cannot bridge.
For owner-occupiers, the calculus is more nuanced. The triple MRT access is genuinely excellent, the low quantum makes entry accessible, and the Guillemard/Mountbatten corridor is evolving positively. But compact unit sizes, basic facilities, and the neighbourhood’s Geylang-adjacent character mean this is not a development that suits every lifestyle. Know what you are buying and why. If the answer is “yield and freehold at low quantum,” Guillemard Suites delivers. If the answer is “family home with room to grow,” look elsewhere.