La Fleur
Overview & Key Facts
La Fleur occupies a quiet slip road off Lorong 26 Geylang in District 14 — a freehold boutique development completed in 2015 and among the more refined residential addresses in a corridor that most Singaporeans have historically associated with its night-time economy rather than its genuine urban liveability. The name is French for “the flower,” and the branding signals Teambuild Properties’ intent: a curated, intimate development aimed at owner-occupiers and investors who want freehold tenure within striking distance of the city fringe, without the price tags of Districts 9, 10, or 15.
Teambuild Properties Pte Ltd — the developer — is a repeat player in the Geylang boutique segment. The company has completed more than 15 residential projects in Singapore, with a cluster of freehold developments in the D14 corridor including D’Weave (71 units, Lorong 39) and Viento (48 units, Lorong 30). The approach is consistent: compact 8-storey blocks on freehold land parcels, concentrated on 1-bedroom units targeting young professionals, investors, and city-fringe lifestyle buyers. La Fleur follows this formula faithfully, with 58 units arranged across 8 storeys.
At 58 units, La Fleur is genuinely boutique. The development has no pretensions to resort-scale facilities or mega-condo amenities — it offers a small pool deck, gym, BBQ pit, and 24-hour security with smart-gate CCTV coverage. What it does offer is freehold land in a district undergoing structural rezoning, walkable MRT access from three stations, and a yield profile that consistently runs near 5% gross — a level that many larger D9/D10 condos have not seen in years.
Location & Connectivity
La Fleur’s strongest asset is its position in Singapore’s MRT grid. Aljunied MRT (East-West Line, EW9) sits approximately 490 metres away — a comfortable five-to-seven-minute walk along Lorong 26. That puts La Fleur in the genuinely walkable band, not the “technically walkable in good weather” category. From Aljunied, the EWL runs directly to Raffles Place (8 stops) and Changi Airport (12 stops). Residents who also need the Circle Line can walk slightly further to Dakota (approx. 630m) or Mountbatten (approx. 750m), opening up Paya Lebar interchange and the Marina Bay arc without any bus dependency.
The Geylang location is impossible to discuss without acknowledging its dual character. Lorong 26 sits north of Sims Avenue in what is sometimes called “upper Geylang” — the food corridor rather than the red-light zone, which is concentrated in the lower Lorong numbers. Geylang Serai Market and Food Centre is less than 10 minutes’ walk away, offering one of Singapore’s most celebrated hawker ecosystems: durian stalls, frog porridge at the lorong stalls, roti john, Malay kueh, and a density of restaurant choices that few residential neighbourhoods can match. For food-motivated urbanites, this is a genuine attraction. For buyers concerned about the association, the upper Geylang address carries less stigma than the name alone suggests.
For drivers, the geography is excellent. The Pan Island Expressway and Kallang-Paya Lebar Expressway are both accessible within minutes, and Orchard Road is a short drive via Nicoll Highway or the CTE. Paya Lebar Quarter (PLQ) — one of Singapore’s newer commercial hubs — is within a 10-minute walk or two-stop bus ride, providing Parkway Parade, PLQ Mall, and the WeWork-heavy office ecosystem increasingly popular with tech and media firms. The Kallang Riverside precinct, National Stadium, and sports hub are easily reachable on foot or by the short Mountbatten MRT hop.
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 |
| One World International School (Mountbatten) | international | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.2 km |
| Tanjong Katong Primary School | primary | ~1.6 km |
| Macpherson Primary School | primary | ~1.6 km |
| Tao Nan School | primary | ~1.6 km |
Facilities
La Fleur does not attempt to compete with the resort-scale amenity packages of larger developments, and it would be unfair to evaluate it on those terms. At 58 units, a full clubhouse, tennis courts, and multiple pool zones are neither financially viable nor architecturally possible. What La Fleur delivers is a compact but functional amenity set: a swimming pool and pool deck with shower facilities at Level 2, a gym, a BBQ pit, basement car parking, and 24-hour security with a smart gate system and CCTV covering entry points, lift lobbies, carpark levels, and every floor corridor. For a development of this scale, the security infrastructure is notably thorough — a deliberate choice given the Geylang address.
“The pool is small but it’s rarely crowded — at 58 units there’s almost never a queue. It’s my evening ritual. The CCTV coverage and smart gate give me peace of mind for rental out.”
— Owner review via PropertyGuru
The compact facilities are a realistic trade-off. Maintenance fees at boutique developments of this scale are typically lower than at larger condos, which benefits both owner-occupiers and investors calculating net yield. Prospective buyers expecting a gym with serious equipment or a 50-metre lap pool should look elsewhere. Those who want freehold land, a functional pool, reasonable security, and low operating costs in a prime transit-connected location will find the package logical.
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $580,000 to $710,000, averaging $617,917.
Rents range from $1,600 to $3,300 per month across 154 rental transactions. Current rental yield sits at approximately 4.9%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 17% (from $1,282 to $1,499 psf).
Neighbourhood Comparison
The primary competition within D14 sits at a completely different price point. Parc Esta (1,399 units, 99-year lease from 2018) trades at around $2,182 psf — a 46% premium over La Fleur’s $1,496 psf average — and delivers resort-scale facilities, a range of unit sizes from 1-bedroom to 5-bedroom, and a fresh lease. The trade-off is obvious: buyers who prioritise long-term flexibility, family sizing, or facility breadth pay meaningfully more per sqft on a depreciating tenure. Penrose ($1,928 psf, 99 years from 2019, 566 units) and The Antares ($1,833 psf, 99 years from 2018, 265 units) occupy the same leasehold premium tier.
La Fleur competes not with these large developments but with other boutique freehold 1-bedroom condos along the EWL corridor — where freehold tenure at sub-$1,600 psf becomes increasingly rare as older stock is redeveloped. Buyers who find La Fleur’s single-bedroom constraint limiting but want similar location logic might consider Urban Treasures (D14 freehold, mixed bedroom sizes) or look toward the D15 freehold boutique cluster along East Coast Road — where PSF runs $1,700-$2,000 with a more established lifestyle corridor. The honest answer: La Fleur offers freehold land at the lowest entry point available in a walkable EWL location. That is both its value proposition and its ceiling.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LA FLEUR | Freehold | 2015 | 58 | — |
| 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 LA FLEUR across multiple dimensions.
What Residents Say
“Best location for the price — three MRT stations within walking distance, Geylang hawker food right outside, and freehold. I rented out for $2,700 within a week of listing. Yield is excellent.”
— Owner review via EdgeProp
“The CCTV and smart gate are reassuring. Very quiet development — 58 units means you barely see your neighbours. Pool is small but there’s never a crowd. Gym is basic but functional.”
— Resident review via 99.co
“Geylang address puts some buyers off but honestly Lorong 26 is nothing like the lower lorongs. You get walkable MRT, amazing food, and freehold land — at half the PSF of East Coast or Katong. The trade-off is clear.”
— Buyer review via PropertyGuru
Strengths & Weaknesses
- Freehold tenure — perpetual land rights with no lease decay
- Three MRT stations within 750m (Aljunied EW + Dakota + Mountbatten CC)
- Gross yield near 5% — above average for D14 and city-fringe freehold
- Significantly below-PSF vs leasehold D14 peers (Parc Esta, Penrose, The Antares)
- Roof terrace units (4 of 58) offer rare private outdoor space in boutique format
- Smart gate + full CCTV on every floor — robust security for a small development
- Geylang Serai hawker ecosystem within 10-minute walk
- Near Paya Lebar Quarter (PLQ) — growing commercial/retail hub
- Consistent 4-year PSF appreciation ($1,282 → $1,499 psf)
- Sub-$700K entry point — under ABSD second-property threshold for most Singaporeans
- All 58 units are 1-bedroom only — no family sizing, limits buyer and tenant pool
- Basic facilities: pool and gym only — no courts, clubhouse, or resort amenities
- Geylang address stigma persists despite improving upper-Geylang character
- Very thin secondary market — low transaction volume limits price discovery
- Standard 1-bedrooms at 409-495 sqft are compact even by city-fringe norms
- No meaningful green space or park connector in immediate vicinity
- Developer Teambuild has limited brand recognition vs mainstream developers
- Noise exposure from Geylang Serai commercial activity in some orientations
Verdict
La Fleur makes a coherent case for a specific buyer profile: the Singapore-based professional or investor who wants freehold land, genuine MRT walkability, and a gross yield near 5% without the entry ticket of Districts 9, 10, or 15. At an average transaction price of approximately $617,000 — well below the $1M threshold that unlocks ABSD-free purchasing for second-time Singaporean buyers — the development fits a practical budget that excludes it from the premium condo conversation entirely. That is both its limitation and its advantage.
The Geylang stigma is real but diminishing. Upper Geylang (Lorong 20s and above) has been gentrifying gradually — driven by the Paya Lebar transformation, the arrival of PLQ, and the EWL’s consistent demand from CBD-bound commuters. PropertyLimBrothers’ analysis of D14 notes the heritage character and improving connectivity as structural tailwinds. Buyers who can separate upper Geylang from the lower-lorong connotations will find a freehold address that larger-development buyers consistently overlook.
The caveat is clear: La Fleur is a pure 1-bedroom play. It cannot accommodate a family, it struggles to compete for tenants who want a second bedroom, and resale liquidity at this price point depends on a buyer universe that is narrower than a mixed-use development. For a 5-to-10-year hold with rental income supporting the carry cost, the math works cleanly. For a 20-year own-stay, the constraint of a single bedroom becomes a functional limitation that freehold tenure cannot fully offset.