Paya Lebar Residences
Paya Lebar Residences is a freehold condominium in District 14 (Geylang, Eunos), within Singapore's Rest of Central Region (RCR). Completed in 2003, the development comprises 117 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
PAYA LEBAR RESIDENCES is a freehold condominium at PAYA LEBAR ROAD in District 14 (RCR), developed by HILLWOOD DEVELOPMENT PTE LTD / HOI HUP REALTY PTE LTD, comprising 117 units, completed in 2003.
Location & Connectivity
PAYA LEBAR RESIDENCES is approximately 190m from Paya Lebar MRT station, with 8 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 190m |
| Paya Lebar | Circle Line | 190m |
| Aljunied | East-West Line | 950m |
| MacPherson | Circle Line | 1 km |
| MacPherson | Downtown Line | 1 km |
| Dakota | Circle Line | 1.1 km |
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | Primary | 320m |
| Geylang Methodist School (Secondary) | Secondary | 700m |
| Geylang Methodist School (Primary) | Primary | 830m |
| Haig Girls' School | Primary | 920m |
| Canossa Catholic Primary School | Primary | 1.1 km |
| Macpherson Primary School | Primary | 1.1 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.3 km |
| One World International School (Mountbatten) | International | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,760 psf | $1,618,667 |
| 3 BR | 10 | $1,647 psf | $2,092,400 |
Market Position
PAYA LEBAR RESIDENCES has recorded 13 sales at an average price of $1,983,077.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at PAYA LEBAR RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,766/mo | $1,618,667 | 2.79% | $233/mo |
| 3 BR | $4,568/mo | $2,092,400 | 2.62% | $218/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $1,429 psf | — |
| 2022 | 1 | $1,603 psf | ↑ 12.2% |
| 2023 | 1 | $1,632 psf | ↑ 1.8% |
| 2024 | 3 | $1,843 psf | ↑ 12.9% |
| 2025 | 4 | $1,817 psf | ↓ 1.4% |
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The series remains near its 2024 high — PAYA LEBAR RESIDENCES prices sit 27.2% above where they began in 2021.
Price Index Check
The ShiokNest Price Index for District 14 reads 119.9 as of June 2026 — down 6.9% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,188 psf | 496 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,766 psf | 375 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,331 psf | 244 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,835 psf | 230 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits families with young children, empty nesters / downsizers, mrt-walkable commuters and yield-focused investors best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
short-term flippers (<5 yr) should probably look elsewhere. TOP 2003 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
PAYA LEBAR RESIDENCES is a freehold development in District 14 (RCR), with 117 units, offering a gross yield of 2.5%.
At ~$1,817 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full PAYA LEBAR RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing PAYA LEBAR RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (370m away), an upgrader gap of about $1,200,000
- Kallang/whampoa — 4-room average $882,887 (1.8 km away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for PAYA LEBAR RESIDENCES?
Is PAYA LEBAR RESIDENCES freehold?
What is the rental yield for PAYA LEBAR RESIDENCES?
Which MRT is nearest to PAYA LEBAR RESIDENCES?
Sources & Next Steps
- PAYA LEBAR RESIDENCES Dashboard — Live charts and analytics
- URA — Official transaction data
- District 14 (Geylang, Eunos) — District 14 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions
- Rental data: 156 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 13 records analysed · Source: URA private-sale caveats