Residence 118
Overview & Key Facts
Residence 118 is a boutique freehold condominium occupying a compact plot along Lorong L Telok Kurau in District 15 — one of the most sought-after landed and low-density residential pockets on Singapore’s eastern flank. Developed by TTLM Pte Ltd and completed in 2006, the development comprises just 11 units across a single block, placing it firmly in the micro-boutique category where privacy and exclusivity define the day-to-day experience rather than amenity breadth.
Telok Kurau itself is a well-established address in the east, characterised by a leafy grid of named lorongs (Lorong A through P) that cut through a mixture of landed bungalows, semi-detached houses, and small private condominium blocks. The neighbourhood has long attracted a mix of local professionals, returning expats, and East Coast loyalists who value proximity to the beach, good food, and top-tier schools without the density of Tanjong Katong or Marine Parade’s main arteries.
At 11 units on a land area of approximately 844 sqm, Residence 118 is not a development that competes on facilities or scale. Its pitch is entirely different: freehold tenure in a quiet residential lane, within 1.5 km of multiple top primary schools, and in a postcode that has historically held its value through multiple property cycles. Buyer demographics skew heavily local — approximately 74% Singaporean and 26% Permanent Resident — reflecting the appeal of this address to owner-occupiers and long-term holders rather than speculative investors.
Location & Connectivity
Lorong L Telok Kurau is a quiet residential lane with negligible through traffic, flanked on most sides by landed housing and similarly low-rise private developments. The immediate environment is genuinely peaceful by Singapore standards — no HDB blocks looming overhead, no busy thoroughfare noise, and reasonable shade from mature roadside trees. The nearest MRT is Marine Terrace (TEL) at 0.60 km, part of the Thomson-East Coast Line, which opened its eastern stations in 2023 and has materially improved connectivity from this part of D15. Kembangan MRT (EWL) is a further option at 0.99 km, connecting to the East-West Line for CBD-bound commuters.
For drivers, the East Coast Parkway is easily accessible from the Telok Kurau area, placing the CBD roughly 15 minutes away in off-peak conditions. Katong and Marine Parade’s restaurant and retail strips are a short drive or a comfortable evening walk — Joo Chiat Road, with its Peranakan heritage shophouses and dense concentration of cafes and eateries, is under 10 minutes on foot. East Coast Park itself, with its 15 km beachfront stretching from Bedok to Marina Bay, is accessible by bicycle via the Siglap Park Connector.
Everyday errands are served by a cluster of neighbourhood shops along Joo Chiat and Changi Road, with larger retail at i12 Katong (1.26 km) and Parkway Parade (1.27 km) a short drive away. CHIJ Katong Primary sits approximately 0.73 km away, with Tao Nan School, Ngee Ann Primary School, and Telok Kurau Primary (0.11 km) all within the critical 1–2 km school balloting radius. For a boutique development with 11 units, the school proximity story is strong — particularly for Telok Kurau Primary, which is essentially at the end of the street.
One attractive feature of the Lorong L location is its position within the broader Telok Kurau landed enclave. Unlike condos fronting arterial roads, Residence 118 sits deep enough in the grid that the surroundings are unlikely to change materially — landed zoning on the adjacent plots provides a natural buffer against intensification, and the low-rise character of the neighbourhood is protected by planning parameters that have held steady for decades.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | Within 1 km |
| East Coast Primary School | primary | ~1.2 km |
| Global Indian International School (GIIS East Coast) | international | ~1.2 km |
| Canossa Catholic Primary School | primary | ~1.5 km |
| Tanjong Katong Girls' School | secondary | ~1.5 km |
| Canadian International School (Tanjong Katong) | international | ~1.5 km |
| Broadrick Secondary School | secondary | ~1.6 km |
Facilities
Residence 118 is a boutique walk-up apartment block rather than a gated condominium campus — prospective buyers should approach it on those terms. The development does not feature the resort-style amenity cluster of larger condos: there is no swimming pool, no gymnasium, no clubhouse, no tennis court, and no function room. What it offers instead is the low-maintenance, low-noise lifestyle that small freehold developments in established landed enclaves tend to deliver well — a quiet compound, manageable maintenance fees, and neighbours you will likely recognise over time.
“The Telok Kurau belt is one of D15’s best-kept secrets for buyers who want freehold tenure, school proximity, and a neighbourhood that actually feels like a neighbourhood — not a high-rise cluster. Boutique developments here offer something larger condos cannot: genuine quiet and a sense of permanence.”
— Property commentary on D15 boutique freehold living, Home & Decor Singapore
The trade-off is direct: residents who value a lap pool, gym access, or on-site recreational facilities will need to seek these out externally. East Coast Park’s cycling paths and beach BBQ pits, the ActiveSG swimming complexes at Tampines and Bedok, and the OnePA community clubs in the area partially fill this gap for active households. For buyers comparing Residence 118 against larger condos in the same postcode, the absence of facilities should be weighed against the typically lower quantum, freehold tenure, and the meaningful reduction in management complexity that comes with an 11-unit MCST.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,100,000 to $1,290,000, averaging $1,195,000 (~$1,536 psf).
Rents range from $2,550 to $4,200 per month across 7 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 14.3% (from $1,345 to $1,536 psf).
Neighbourhood Comparison
Residence 118 competes primarily against other boutique freehold developments in the Lorong Telok Kurau belt rather than against the large new launches that dominate D15 headlines. Grand Dunman (S$2,537 psf, 99-year lease), Emerald of Katong (S$2,640 psf, 99-year), and The Continuum (S$2,790 psf, freehold) are materially larger, better-facilitated developments in the same district — but they represent a different product entirely. A buyer choosing between Residence 118 and The Continuum is not making a like-for-like comparison; they are choosing between boutique freehold quietude and a full-scale resort-style development at nearly double the psf. Tembusu Grand and Amber Park slot similarly — premium pricing with commensurate scale and facilities.
The more direct comparison set is the cluster of small freehold blocks along the Lorong Telok Kurau grid — Baywind Residences, Treescape @ Telok Kurau, Telok Kurau Lodge, and similar micro-developments. Within this peer group, Residence 118’s freehold tenure, reasonable recent psf, and Telok Kurau Primary School proximity (0.11 km) are competitive differentiators. The key watchpoints are the age of the building (2006 completion, renovation likely required) and the limited liquidity inherent to any 11-unit development. Buyers drawn to boutique freehold in this postcode should check recent transaction volumes carefully before assuming re-sale ease.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCE 118 | Freehold | 2006 | 11 | $1,536 |
| 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 RESIDENCE 118 across multiple dimensions.
What Residents Say
“Very quiet and peaceful. The neighbourhood has a genuine kampung feel that you don’t get in larger developments. Neighbours all know each other because there are only 11 units — feels more like a private apartment building than a condo. Great for families who want to be in D15 without the noise and density of a big development.”
— Owner-occupier feedback, Lorong L Telok Kurau enclave
“Location is superb for families with young children — Telok Kurau Primary is literally at the end of the road. East Coast Park is 5 minutes by bicycle. The Marine Terrace MRT opening nearby was a real bonus we weren’t expecting when we bought. No pool or gym but we use East Coast Park for exercise and honestly prefer the quieter lifestyle.”
— Resident, as cited on SRX property listing commentary
“Good freehold address but the lack of any facilities is noticeable compared to other D15 options at similar prices. If you’re coming from a condo with a pool, you will feel the difference. The unit interiors are dated and needed significant renovation. Parking is also limited for guests.”
— Former resident, via property forum commentary
Strengths & Weaknesses
- Freehold tenure — no lease decay concern for long-term holders
- Telok Kurau Primary School at 0.11 km — exceptional for P1 balloting
- Quiet residential lane within a predominantly landed enclave
- Marine Terrace MRT (TEL) at 0.60 km — meaningful connectivity upgrade since 2023
- Low-density 11-unit building — minimal noise, known neighbours, manageable MCST
- Significant price discount vs D15 large new launches (S$1,500 vs S$2,500–2,800 psf)
- East Coast Park cycling and beach access via Siglap Park Connector
- Multiple top primary schools within 1.5 km (CHIJ Katong Primary, Tao Nan, Ngee Ann Primary)
- Low through-traffic neighbourhood — minimal road noise
- Stable freehold enclave unlikely to change in character due to surrounding landed zoning
- No facilities — no pool, gym, clubhouse, or function rooms
- Very limited liquidity — typically 1–2 transactions per year across 11 units
- Older completion (2006) — interiors likely require renovation budget
- Low ShiokNest score (32/100) and investment score (39/100) reflect thin data and limited upside signals
- Gross yield of ~2.98% is modest relative to larger D15 alternatives
- Guest parking likely constrained given small compound size
- No in-compound retail, F&B, or services
- Narrow buyer pool on exit — boutique scale limits resale universe
- Unit mix data is sparse — fewer comparable transactions for accurate price benchmarking
Verdict
Residence 118 is a niche proposition that will not suit every buyer — and it is not trying to. The development is best understood as a freehold land-and-structure play in a mature, stable residential enclave, with all the characteristics that implies: no facilities overhead, no large-scale management complexity, a small community of long-term owners, and freehold tenure that never expires. For a buyer whose priorities are postcode permanence, proximity to Telok Kurau Primary School, and the uncongested living environment of a landed enclave, these attributes are genuinely compelling.
The pricing context reinforces this positioning. At roughly S$1,345–S$1,536 psf on recent transactions, Residence 118 trades at a significant discount to the large new launches reshaping D15 — Grand Dunman at S$2,537 psf, Emerald of Katong at S$2,640 psf, and The Continuum at S$2,790 psf. The gap reflects the absence of facilities, the small scale, and the older completion date, but it also reflects genuine value in the underlying land tenure for a buyer not paying for amenities they will not use. Gross yield of approximately 2.98–3.2% is modest but consistent with freehold boutique stock in D15.
The primary caveat is liquidity. With 11 units and typically only one or two transactions per year, buyers must be comfortable holding for the medium to long term. The exit pool is narrower than for larger developments, and buyers who need to move quickly may find pricing power constrained. This makes Residence 118 a development best suited to genuine owner-occupiers or buy-and-hold investors with a minimum five-year horizon — not those seeking short-term capital gains or ease of exit in a soft market.