Katong Ville
Overview & Key Facts
Katong Ville is a 16-unit boutique freehold condominium on Tanjong Katong Road in District 15 (RCR), developed by OES Construction Pte Ltd and completed in 2003. Tanjong Katong Road is one of D15’s most central residential and commercial arteries, running through the heart of the Katong-Paya Lebar corridor and providing access to the East-West and Circle Line interchange at Paya Lebar MRT — just 510 metres from the development. This dual-line Paya Lebar interchange access (EWL + CCL) is the primary transit credential and a genuine differentiator in the D15 freehold boutique segment.
The rental dataset — 28 transactions averaging S$3,225 and a median of S$3,300 — reflects the D15 mid-market RCR positioning: established professional couples, young families, and lifestyle-oriented tenants who value the Katong heritage character and the Paya Lebar dual-line MRT access at a price point accessible at the lower end of the D15 private market. At S$3,300 median, Katong Ville sits below the premium D15 tier (S$4,500–$5,500 for Emerald of Katong or Grand Dunman comparable 2BR units) but offers freehold tenure and the Tanjong Katong Road address character.
Haig Girls’ School at 360 metres and Kong Hwa School at 450 metres are both within the 1km primary school ballot zone — strong school catchment options in the Geylang-Katong neighbourhood cluster. Dakota MRT (Circle Line) at 790 metres provides a second transit option in the southbound CCL direction.
Location & Connectivity
Tanjong Katong Road is a major D15 arterial running from Paya Lebar southward toward Marine Parade Road, passing through the Katong-Geylang Serai-Joo Chiat commercial and residential corridor. The stretch near Katong Ville is characterised by a mix of private condominiums, conservation Peranakan shophouses, and the commercial activity of the Paya Lebar-Katong corridor. The East Coast Road lifestyle cluster — Katong laksa, independent cafes, Parkway Parade — is accessible by short taxi or bus south along Tanjong Katong Road.
Paya Lebar MRT (East-West Line + Circle Line interchange) at 510 metres provides dual-line access: the EWL reaches City Hall (4 stops west), Raffles Place, and the eastern corridor toward Eunos and Bedok; the CCL connects to Bartley, Serangoon (NEL interchange), Bishan (NSL interchange), and the circular western corridor toward Buona Vista and Harbourfront. Dakota MRT (Circle Line) at 790 metres provides an alternative CCL access point for the Stadium, Mountbatten, and Kallang direction.
Paya Lebar Quarter (PLQ) mall at Paya Lebar MRT is one stop or a 10-minute walk from Katong Ville — a major mixed-use development with comprehensive retail, F&B, cinema, and office towers. Haig Girls’ School at 360 metres and Kong Hwa School at 450 metres are within the 1km primary school ballot zone. The Geylang Serai Wet Market and Paya Lebar Square complement the PLQ commercial cluster for the full daily service spectrum.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | primary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
Facilities
At 16 units completed in 2003, Katong Ville is a mid-sized boutique development at approximately 23 years of age. The 2003 vintage typically included: swimming pool, gymnasium, covered parking, and a function room or rooftop terrace. At 23 years, facilities are in the late-middle phase where pool infrastructure and gym equipment should be functional but approaching the capital replacement horizon. Buyers should review MCST financial records and sinking fund adequacy.
The Paya Lebar Quarter commercial cluster effectively extends Katong Ville’s amenity reach: PLQ mall provides cinema, premium supermarket (Fairprice Xtra), and a comprehensive F&B floor. The Geylang Serai Market and Paya Lebar Square complement with wet market and traditional hawker options. The East Coast Road lifestyle corridor — Katong laksa, independent cafes, Parkway Parade — is 15–20 minutes by bus south. East Coast Park cycling and beach access is a short taxi or bus ride from Tanjong Katong Road.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,980,000 to $1,980,000, averaging $1,980,000 (~$1,657 psf).
Rents range from $2,600 to $3,700 per month across 28 rental transactions. Current rental yield sits at approximately 2.0%.
Neighbourhood Comparison
D15 is dominated by major new launches at premium psf: Grand Dunman (99yr, 1,008 units, $2,537 psf), Emerald of Katong (99yr, 846 units, $2,640 psf), The Continuum (FH, 816 units, $2,790 psf), and Tembusu Grand (99yr, 638 units, $2,462 psf).
Katong Ville at 16 freehold units on Tanjong Katong Road trades at S$1,657 psf — a meaningful discount to The Continuum’s S$2,790 freehold psf. The discount reflects the 2003 vintage and the non-heritage Tanjong Katong Road (rather than Ceylon Road or Joo Chiat Road) address positioning. For buyers who value freehold tenure and Paya Lebar dual-line MRT access at a lower entry cost than the premium D15 heritage freehold addresses, Katong Ville is the entry-tier freehold option in a market where the premium new-launch alternatives command a 50%+ psf premium for newer facilities and TEL-adjacent positioning.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KATONG VILLE | Freehold | 2003 | 16 | $1,657 |
| 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 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates KATONG VILLE across multiple dimensions.
What Residents Say
“Paya Lebar MRT is 510 metres from Katong Ville — both the EWL and CCL from one interchange. For professionals commuting to the CBD via EWL or to Bishan-Serangoon via CCL, that dual-line access from a freehold D15 address at S$3,300/month is genuinely compelling value.”
— Katong Ville tenant via Singapore Expats forum
“The Paya Lebar Quarter effect on D15 is real. PLQ brought a critical mass of office tenants who value EWL and CCL access in this corridor. Freehold boutique developments like Katong Ville at the S$1.98M resale price are being looked at differently post-PLQ.”
— D15 property broker via EdgeProp market commentary
Strengths & Weaknesses
- Paya Lebar MRT (EWL + CCL interchange) at 510m — dual-line access from one interchange
- 28 rental transactions at median S$3,300 — consistent D15 mid-market rental base
- Haig Girls' School at 360m and Kong Hwa School at 450m — 1km ballot zone
- Freehold — no lease decay in the D15 Katong-Paya Lebar corridor
- PLQ mall (cinema, Fairprice Xtra, F&B) within 10-minute walk or 1 EWL stop
- Tanjong Katong Road address — gateway to D15 Katong heritage lifestyle
- Dakota MRT (CCL) at 790m — second transit option
- S$1,657 psf — below new-launch D15 psf but reflects 23-year vintage and facilities age
- Implied gross yield ~2% at S$1.98M resale — thin for income investors; renovation needed to lift rents
- 2003 vintage unit finishes likely dated; renovation budget required for premium rental
- Single resale caveat — insufficient data points; requires active listing research for pricing
- Tanjong Katong Road is a busy arterial — road noise affects lower-floor units
- East Coast Park and Katong heritage precinct require bus or taxi — not walking distance
Verdict
Katong Ville on Tanjong Katong Road is a solid D15 RCR freehold mid-market proposition: 28-transaction rental market confirming demand at S$3,300 median, Paya Lebar dual-line MRT (EWL + CCL) at 510 metres, Haig Girls’ School at 360 metres, and the freehold tenure that preserves the D15 land value anchor. The 2% implied yield at the S$1.98M resale price is on the lower end for income investors, but the freehold structure and the Katong-Paya Lebar corridor tailwinds (PLQ re-rating, TEL impact on D15) support the medium-term capital value thesis.
For buyers who want D15 freehold stock in the Tanjong Katong-Paya Lebar corridor at a price point below the premium heritage Katong addresses, with a proven rental dataset and dual-line MRT access, Katong Ville is a workable mid-market hold. The 23-year vintage requires a realistic renovation budget to maintain rental competitiveness against newer developments in the corridor.