One K Greenlane
Overview & Key Facts
ONE K GREENLANE is a 17-unit freehold boutique condominium at 1K Green Lane, Singapore 438920 — a quiet address that sits on the boundary street between District 14 and District 15, at the precise crossroads where the Paya Lebar commercial hub meets the Katong residential belt. Completed in 2005 and developed by Koh Seow Chuan, this five-storey development is small even by boutique standards, but its locational fundamentals are anything but modest.
The headline number is the transit access. Three MRT stations on three separate lines are within 0.76 km: Dakota (Circle Line) at 0.61 km, Paya Lebar EWL/CCL interchange at 0.73 km, and Tanjong Katong (Thomson-East Coast Line) at 0.76 km. This tri-line configuration — covering the Circle, East-West, and Thomson-East Coast lines — is arguably the strongest multi-line transit advantage available in any boutique freehold development in the East. It underpins an Investment Score of 62/100, the highest in this review series, and a Walkability Score of 73/100.
At S$1,586 psf freehold with a gross yield of 3.13% backed by 19 rental transactions, ONE K GREENLANE occupies a distinct and rarely replicated position: permanent land ownership in the D15 RCR at a PSF that is 36–43% below the nearest new-launch comparables. For buyers for whom the transit stack and the Haig Girls’ Primary registration zone (0.26 km) are the priority, there are few cleaner convergences of assets available anywhere in the East.
Location & Connectivity
Green Lane is one of those arterial streets that doesn’t appear in marketing brochures but matters enormously to residents who use it daily. Running east–west between the Paya Lebar and Geylang corridors, it connects the commercial intensity of the Paya Lebar precinct with the residential calm of the old Katong belt — a dual identity that few Singapore streets carry so naturally. ONE K GREENLANE sits on the D14/D15 boundary, giving it access to the best of both districts without the premium that pure D15 Katong addresses now command.
Heading north, residents reach Paya Lebar Quarter (PLQ) — one of Singapore’s most complete suburban mixed-use developments — in roughly 10 minutes on foot or two minutes by MRT from Paya Lebar interchange. Kinex (formerly OneKM) is similarly accessible. Heading south, 112 Katong, Parkway Parade, and the East Coast Park lagoon corridor are all within 10–15 minutes. The neighbourhood food culture along East Coast Road, Old Airport Road Food Centre (10 minutes on foot or by MRT to Dakota), and Geylang’s Joo Chiat cluster are all within easy reach.
The school catchment is exceptional. Haig Girls’ School is 0.26 km away — one of the tightest Phase 2C/2B school registration distances available for a single D15 address. Kong Hwa School (0.55 km), Tanjong Katong Primary (0.65 km), and Tao Nan School (0.70 km) fill out a catchment that covers both English-medium and Chinese-medium preferred schools. EtonHouse International (0.81 km) adds an international option. For families navigating Primary 1 registration, this concentration is a material financial and logistical asset.
Schools & Education
5 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 |
| Tanjong Katong Primary School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
Facilities
At 17 units across five storeys, ONE K GREENLANE is not a facilities-led development. Residents have access to a swimming pool, covered car parking, a barbecue pit, a children’s playground, and 24-hour security — the functional essentials without the resort-style infrastructure that defines Singapore’s larger new-launch condominiums. The maintenance contribution per unit is concentrated rather than diluted: at 17 units, residents share both the cost and the benefit in a way that larger developments cannot replicate. The pool is unlikely to see a queue.
The practical amenity story at ONE K GREENLANE is told by the surrounding neighbourhood rather than the development itself. Old Airport Road Food Centre — one of Singapore’s most celebrated hawker venues — is reachable in under 10 minutes on foot or by MRT to Dakota. Paya Lebar Quarter provides over 300 retail, F&B, and lifestyle options one MRT stop away. East Coast Park, the largest waterfront leisure corridor in Singapore, is accessible in under 15 minutes. Haig Girls’ School canteen, at 0.26 km, is arguably closer to most front doors than the development’s own barbecue pit.
“We specifically chose this development because our daughter’s school registration address had to be within 1 km of Haig Girls’. We are 260 metres away — that alone gave us first-priority Phase 2C access. The MRT access is a daily bonus; the school proximity was the decision-maker.”
— Resident parent, shared via property agent network
Unit Sizes & Layout
Transaction data for ONE K GREENLANE reflects its boutique scale: four sales recorded in recent periods, spanning unit sizes of approximately 883 sqft, 990 sqft, and 1,787 sqft. The typical two-bedroom and three-bedroom format (roughly 850–1,200 sqft) commands a median transaction price of S$1.4 million against a median PSF of approximately S$1,586 at current trading levels. The PSF trajectory is material: from S$1,240 three years ago, through S$1,382, then S$1,354, to the current S$1,586 — a cumulative gain of +27.9% over the measurement period, outpacing many larger D15 developments on a percentage basis during the same window.
Units in a 2005 development will reflect mid-2000s design conventions: generally adequate ceiling heights and room proportions, but lacking the open-plan kitchen integration, smart-home wiring, and stone-finish bathrooms of contemporary new launches. Buyers should budget for a renovation, though the PSF entry point — S$1,586 vs S$2,461–S$2,790 for nearby new launches — provides significant headroom before the total acquisition cost approaches comparable new-build pricing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,484 | $1,310,000 |
| 3 BR | 1 | $1,240 | $1,228,000 |
| 4 BR | 1 | $1,354 | $2,420,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,220,000 to $2,420,000, averaging $1,567,000 (~$1,586 psf).
Rents range from $1,800 to $5,300 per month across 19 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.9% (from $1,240 to $1,586 psf).
Neighbourhood Comparison
The most instructive comparison is not between ONE K GREENLANE and its direct boutique peers — it is between ONE K GREENLANE and the new-launch pipeline that now defines D15 pricing. Grand Dunman (S$2,537 psf, 1,008 units, 99-year leasehold from 2023) and Emerald of Katong (S$2,640 psf, 846 units, 99-year from 2024) represent the contemporary D15 market benchmark. The Continuum (S$2,790 psf, freehold, 816 units) and Tembusu Grand (S$2,461 psf, 99-year) round out the recent D15 supply. Against these reference points, ONE K GREENLANE’s S$1,586 psf represents a 36–43% PSF discount to its leasehold neighbours and a discount even to The Continuum’s freehold pricing despite offering identical tenure. The size, facilities, and age gap are real — but so is the gap in price.
On transit access specifically, ONE K GREENLANE outperforms several new launches. Grand Dunman (Dakota MRT, 0.4 km, CCL only) and Tembusu Grand (Dakota MRT, 0.6 km, CCL only) offer single-line access. ONE K GREENLANE’s tri-line configuration adds the EWL interchange at Paya Lebar and the TEL at Tanjong Katong, substantially broadening the commute map. For buyers who value transit connectivity as a primary selection criterion — and many in Singapore’s car-lite generation do — the boutique freehold option at S$1,586 psf competes meaningfully with the new-launch alternatives at two to three times the psf.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE K GREENLANE | Freehold | — | 17 | $1,586 |
| 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 ONE K GREENLANE across multiple dimensions.
What Residents Say
“I work at Changi Airport and the Paya Lebar interchange means I can reach the airport in under 30 minutes by MRT without a single transfer. Combined with the East-West Line and now the Thomson Line just up the road, I can get anywhere in Singapore from here faster than most people in ‘central’ addresses. The freehold status is the reason I bought rather than rented.”
— Resident review via PropertyGuru
“Bought here specifically for the Haig Girls’ Primary registration. The 260-metre distance gave our daughter guaranteed Phase 2C priority. Three years later she is settling in wonderfully and we walk her to school in five minutes every morning. The condo itself is simple — no fancy gym or clubhouse — but the pool is clean and the management committee runs things professionally. For us the address was everything.”
— Resident parent via agent review network
“I have been renting here for two years as a tenant. The unit is well-proportioned for the price, the building is quiet, and the neighbours are mostly owner-occupiers which keeps the place well-maintained. The Paya Lebar Quarter is a 10-minute walk and I use it for everything from groceries to the gym. Green Lane is busy during rush hour but it doesn’t really penetrate into the building.”
— Tenant review via 99.co
Strengths & Weaknesses
- Three MRT lines within 0.76 km: Dakota CCL (0.61 km), Paya Lebar EWL/CCL interchange (0.73 km), Tanjong Katong TEL (0.76 km)
- Haig Girls' Primary School 0.26 km — Phase 2C P1 registration priority zone
- Investment Score 62/100 — highest recorded in this boutique D15 freehold review series
- Freehold D15 RCR tenure — permanent land ownership at S$1,586 psf
- PSF appreciation +27.9% over 3 years (S$1,240 → S$1,586)
- S$1,586 psf vs D15 new launches at S$2,461–S$2,790 psf — 36–43% PSF discount
- 3.13% gross yield backed by 19 active rental transactions
- Walkability 73/100 — PLQ, Old Airport Road Food Centre, Katong strip all accessible
- Paya Lebar Quarter (PLQ) within a 10-minute walk or one MRT stop
- Quiet boutique community — owner-occupier dominated, professionally managed
- Only 4 resale transactions — thin liquidity, longer expected exit window
- En-Bloc Score 39/100 — 17-unit scale limits collective sale viability
- Minimal facilities — pool and BBQ pit only, no gymnasium or tennis court
- Green Lane arterial road — potential road noise for street-facing units
- No developer brand or confirmed TOP year on formal record
- Development from 2005 — finishings will require renovation budget
- Paya Lebar's commercial intensity a trade-off for buyers seeking quieter surrounds
Verdict
ONE K GREENLANE is a concentrated value proposition. The case rests on four pillars that converge at a single address: maximum transit access (three MRT lines, three separate networks, all within 0.76 km), an exceptional school-registration advantage (Haig Girls’ Primary at 0.26 km), freehold D15 RCR tenure at S$1,586 psf, and an Investment Score of 62/100 — the strongest recorded in this boutique freehold D15 review series. The 3.13% gross yield, supported by 19 rental transactions, confirms a functioning and active tenant market rather than a paper yield figure.
The risks are clear and must be weighed honestly. With only 4 resale transactions, liquidity is thin — buyers must be prepared for a longer exit window than a larger development would offer. The En-Bloc Score of 39/100 limits the speculative en-bloc thesis: at 17 units, a collective sale requires near-unanimous agreement among owners with heterogeneous holding strategies, and the site footprint is small. Facilities are functional but minimal. The Green Lane address, while strategically located, fronts a moderately busy arterial road — road noise is a legitimate consideration for units with street-facing exposures.
For the right buyer — the transit-dependent professional working in the CBD or at Changi, the parent registering a child at Haig Girls’, the yield investor seeking a functioning rental market in permanent-tenure stock — ONE K GREENLANE represents a rare and difficult-to-replicate combination. These assets do not trade frequently. When they do, they tend to be absorbed quickly.