Qube Suites
Overview & Key Facts
Qube Suites is a compact freehold boutique development tucked along Jalan Punai in District 14, a quiet residential lane that branches off Jalan Eunos and Bedok Reservoir Road. Developed by Macly Pte Ltd, it received its Temporary Occupation Permit in 2017 and comprises just 21 units across a five-storey low-rise block — placing it firmly in the “small freehold” niche that Macly has built much of its portfolio around.
With only 21 units on a modest land parcel, Qube Suites sits at the opposite end of the spectrum from the mega-developments that dominate District 14’s headlines. There are no resort-style lawns, no 50m lap pools, no multi-zone clubhouses. What you get instead is a small, freehold landed-enclave-adjacent address with private-lift configurations in selected units and a predominantly one- and two-bedroom mix aimed at singles, young couples, and small-family investors.
The development’s distinguishing features are tenure and scale — both of which cut both ways. Freehold status is increasingly scarce in Singapore and commands a persistent premium, but boutique blocks of this size also mean thin transaction volumes, limited en-bloc potential, and a facilities footprint that is effectively symbolic rather than substantive.
Location & Connectivity
Jalan Punai sits in a low-rise pocket between Jalan Eunos and the Bedok North industrial belt. The nearest MRT is Kaki Bukit MRT on the Downtown Line, roughly 560 metres away — walkable in around seven to eight minutes, though the route crosses a working light-industrial stretch rather than pedestrianised shop-lined streets. Ubi MRT (Downtown Line) is another option at just over a kilometre, and Kembangan MRT on the East-West Line is about 1.1 km away for residents prepared to walk slightly further for the Changi-city connection.
For drivers, access is the real strength. The PIE is within a minute or two, and both the KPE and ECP are easy on-ramps for CBD or Changi commutes. The airport is roughly 10 minutes away outside of peak hours, which is useful for residents in frequent-travel roles.
Daily amenities lean on neighbouring hubs rather than on-site convenience. Bedok Mall and the Bedok Town Centre hawker cluster are a short drive or two MRT stops away, while the eateries along Jalan Eunos and the coffeeshops fringing Kaki Bukit Avenue 1 handle everyday meals. Heartbeat@Bedok (with its community library and sports facilities) is also within easy reach for families.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | ~1.6 km |
| Telok Kurau Primary School | primary | ~2.0 km |
Facilities
Facilities at Qube Suites are appropriately minimal for a 21-unit development. Expect a compact attic-level lap pool, a small gym corner, a BBQ pit, and basic landscaping — the standard boutique-freehold package rather than a resort-condo offering. There is no tennis court, no clubhouse, no function room of meaningful size.
For buyers coming from mass-market condos, the facilities will feel thin. For buyers who have lived in walk-ups or older apartments and simply want a dip-pool and a treadmill within a secure gated block, the offering is adequate. The compensating upside of a small development is that you rarely — if ever — have to queue or book ahead for any amenity.
Unit Sizes & Layout
The 21 units at Qube Suites skew to the compact end — predominantly one-bedroom and two-bedroom layouts, with a small number of larger configurations. Transaction records on the platform show an average unit price around S$683,000 at a roughly S$1,294 psf band over the last 12 months, consistent with what you would expect for a small freehold D14 block with modest finishes.
Layouts prioritise efficiency over grandeur. Expect functional kitchens, open-plan living and dining, and bedrooms sized for a queen bed plus a single wardrobe run. Ceiling heights in boutique Macly blocks of this era are typically standard (around 2.8 m for lower floors, higher for attic units), and several stacks feature private-lift access directly into the unit — a genuine premium touch at this price band.
Orientation is mixed: some stacks face the landed enclave to the rear (quieter, lower-rise views), others face Jalan Punai or adjacent walk-ups. Given the low height of the block, view quality is driven more by immediate surroundings than by altitude — buyers should view specific stacks in person and check late-afternoon sun exposure.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $1,523 | $665,250 |
| 2 BR | 1 | $995 | $900,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $600,000 to $900,000, averaging $683,308 (~$1,294 psf).
Rents range from $1,900 to $4,200 per month across 23 rental transactions. Current rental yield sits at approximately 4.9%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 10% (from $1,438 to $1,294 psf).
Neighbourhood Comparison
Within District 14, Qube Suites competes less on facilities and scale and more on freehold tenure and entry price. Parc Esta (99-year, 1,399 units, ~S$2,182 psf) sits directly at Eunos MRT with full-scale facilities and deep transaction liquidity — a completely different product profile, and commands a roughly 60%+ PSF premium for the location and lease freshness. Sims Urban Oasis (99-year, 1,024 units, ~S$1,760 psf) and The Antares (99-year, 265 units, ~S$1,833 psf) occupy similar large-scale 99-year positioning.
Euhabitat (99-year from 2010, 697 units, ~S$1,326 psf) is the closest PSF comparable but carries a shorter remaining lease and larger footprint. For buyers specifically set on freehold tenure at a sub-S$1,500 psf entry in the Eastern fringe, boutique blocks like Qube Suites are effectively the only game in town — and the narrowness of that field is both its protection and its liquidity risk.
A useful mental model: if the priority is facilities, scale, and resale depth, pay the 99-year premium and go with Parc Esta or Sims Urban Oasis. If the priority is a freehold entry for yield or long-term own-stay, Qube Suites and similar 20-to-40-unit freehold boutiques are the natural bucket — evaluated on stack, orientation, and total quantum rather than development brand.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| QUBE SUITES | Freehold | 2017 | 21 | $1,294 |
| 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 QUBE SUITES across multiple dimensions.
What Residents Say
Public resident reviews for Qube Suites are sparse — a direct consequence of the 21-unit footprint. The broader pattern across boutique Macly freehold blocks of this vintage is consistent: residents tend to appreciate the quiet, the freehold security, and the lack of crowding at facilities, while flagging limited facilities breadth and higher per-unit maintenance fees as the principal trade-offs.
“Small condo, very quiet. You won’t fight for the pool because there’s hardly anyone there. Downside: maintenance fees feel a bit steep for what you get, and there’s no real clubhouse.”
— Typical boutique-freehold owner sentiment (composite)
The Jalan Punai micro-location — quiet, landed-adjacent, Downtown Line accessible — is generally well-regarded by residents who have chosen it deliberately. Residents coming from central districts sometimes report the area feeling “further out” than the map suggests, largely because the surrounding industrial and light-commercial pockets thin out retail activity in the evenings.
Strengths & Weaknesses
- Freehold tenure — no lease-decay cliff, long hold optionality
- Competitive gross rental yield (~4.9%) for a freehold asset
- Low entry quantum (median ~S$683k) vs surrounding 99-year blocks
- Boutique 21-unit scale — no queuing for facilities
- Kaki Bukit MRT within ~560m walking distance (Downtown Line)
- Quiet, landed-enclave-adjacent micro-location on Jalan Punai
- Strong driver connectivity via PIE, KPE, and ECP
- Private-lift configuration in selected stacks
- ~10-minute drive to Changi Airport
- Minimal facilities — no clubhouse, tennis, or large pool
- Higher per-unit maintenance fees due to small base (21 units)
- Thin transaction liquidity — only 13 recorded sales
- Very limited en-bloc upside given small land parcel
- Walk to Kaki Bukit MRT crosses light-industrial stretch
- No primary school within 1 km ballot radius
- Limited brand recognition vs neighbouring mega-launches
- PSF trend has softened in the most recent 12 months
- Finishes are mid-market and may need refreshing
- Retail amenities require a drive or MRT hop to Bedok Mall
Verdict
Qube Suites is a niche product for a specific buyer: someone who wants freehold tenure in District 14 at a sub-S$750k entry point, is comfortable with a truly boutique scale, and is buying primarily for own-stay or steady rental yield rather than capital appreciation leverage. The roughly 4.9% gross yield implied by current rental medians is genuinely competitive in the Singapore private-condo universe — particularly for a freehold asset.
Where it struggles is on the scores that reward scale, walkability, and institutional visibility. With only 21 units, en-bloc upside is essentially nil in any reasonable timeframe, transaction liquidity is thin (13 sales across the entire platform history), and the development carries none of the brand recognition of neighbouring 99-year mega-launches like Parc Esta. The walkability score of 35/100 and investment score of 49/100 reflect these structural realities.
For an investor with a long hold horizon who values the freehold premium and is willing to accept limited exit liquidity, Qube Suites can be a sensible yield play. For a buyer who needs resale optionality in five years, or who wants the insurance of a deep transaction market, there are better-matched choices a short distance away.