Residence Twenty-two
Overview & Key Facts
Residence Twenty-Two is an ultra-boutique 22-unit freehold condominium at 246 Telok Kurau Road in District 15, developed by Grow99 Pte Ltd and completed in 2022. Standing at just 5 storeys, this is one of the smallest freehold developments in the Telok Kurau–Katong residential belt — a quiet, tree-lined neighbourhood that has long been one of Singapore’s most desirable addresses for families and lifestyle buyers. The development’s name is literal: 22 units, no more, no less, reflecting a commitment to exclusivity that defines every aspect of the project.
The key metrics tell an interesting story. The average PSF of $2,026 sits well below the District 15 new-launch average, while the gross yield of 1.98% is modest — reflecting the owner-occupier orientation of the development. The walkability score of 60/100 captures the residential nature of Telok Kurau Road: leafy, quiet, and serene, but requiring a short walk or drive to reach the main Katong amenity corridor and MRT stations. The upcoming Marine Terrace MRT (TE27) at approximately 0.55 km will significantly improve connectivity when operational, transforming the development’s accessibility profile.
Location & Connectivity
Residence Twenty-Two is nestled in the heart of Telok Kurau, one of District 15’s most established and sought-after residential enclaves. Telok Kurau Road is a wide, tree-lined avenue flanked by inter-war bungalows, semi-detached homes, and small boutique condominiums — a neighbourhood character that has been carefully preserved through decades of development. The area attracts a specific type of buyer: one who values space, greenery, and community over flash and convenience, and who appreciates that the best addresses in Singapore are often the quietest ones.
The neighbourhood amenities are characteristic of a mature landed estate. Telok Kurau Primary School is a mere 0.33 km away — comfortably within the 1 km priority enrollment radius and one of the closest school-to-condo distances in the Katong area. Other nearby schools include CHIJ Katong Primary, Tao Nan School, and Haig Girls’ School, making this one of District 15’s strongest school catchment areas. For daily shopping, 112 Katong mall is approximately 1 km south along East Coast Road, while Katong Square and the charming shophouse-lined Joo Chiat Road are within a 10-minute walk. East Coast Park is reachable in under 10 minutes, offering the full suite of beachfront activities from cycling to seafood dining.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | ~1.2 km |
| Canadian International School (Tanjong Katong) | international | ~1.2 km |
| Canossa Catholic Primary School | primary | ~1.3 km |
| Broadrick Secondary School | secondary | ~1.3 km |
| EtonHouse International School (Broadrick) | international | ~1.3 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
| CHIJ (Katong) Primary | primary | ~1.3 km |
Facilities
Residence Twenty-Two’s facility offering must be evaluated in the context of its 22-unit scale. A development this size simply cannot — and should not attempt to — replicate the facility deck of a 500-unit mega-condominium. What it offers instead is a focused set of communal amenities designed for intimate use by a small community. The development includes a swimming pool — compact but functional for leisure swimming — along with a landscaped garden that provides greenery and breathing space within the site.
The development benefits from its 5-storey low-rise design, which means all common areas enjoy natural light and ventilation. The basement car park provides adequate parking for residents, and the secure entry system ensures that the intimate community feel is not compromised by non-resident traffic. The surrounding landed housing means there is minimal visual intrusion from neighbouring buildings, and the mature trees along Telok Kurau Road provide a natural green buffer that enhances the sense of seclusion. Maintenance fees are kept proportionate to the modest facility offering, which is a meaningful ongoing cost advantage over larger developments with resort-style amenities that drive monthly fees higher.
Unit Sizes & Layout
Residence Twenty-Two offers a thoughtful unit mix across its 22 residences: 1-bedroom, 2-bedroom, 3-bedroom+study, and 3-bedroom+maid’s room configurations. Unit sizes range from 495 sq ft (1-bedroom) to 1,216 sq ft (3-bedroom+maid’s room), providing options for singles, couples, and families within the same boutique community. The 3-bedroom variants, at over 1,000 sq ft, are genuinely family-sized and compare favourably to the increasingly compact 3-bedrooms in new-launch mega-developments.
The 1-bedroom units (495 sq ft) are compact but efficiently planned, suitable for singles or couples seeking a freehold District 15 address at a lower absolute price point. The 2-bedroom units offer a good balance of space and affordability. The standout units are the 3-bedroom+study and 3-bedroom+maid’s room variants (up to 1,216 sq ft), which provide genuine family living space with the study doubling as a home office — increasingly valuable in the post-pandemic work-from-home era. Kitchens are enclosed in the larger units, a practical feature for Asian cooking, and bathrooms are finished to a standard consistent with the price point. The low-rise, low-density design means minimal noise transfer between units, another tangible lifestyle benefit of boutique living.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,802 | $892,000 |
| 3 BR | 14 | $1,891 | $2,279,255 |
Pricing & Market Position
Based on 18 recorded transactions, sale prices range from $875,000 to $2,570,000, averaging $1,970,976 (~$1,999 psf).
Rents range from $2,850 to $6,500 per month across 7 rental transactions. Current rental yield sits at approximately 2.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.7% (from $1,797 to $2,151 psf).
Neighbourhood Comparison
Residence Twenty-Two ($2,026 PSF, Freehold) vs Grand Dunman ($2,537 PSF, 99-year): Grand Dunman is the 1,008-unit mega-development by SingHeng Land on Dunman Road, offering a full resort-style facility deck with 50m pool, tennis courts, function rooms, childcare, and co-working spaces. At $511 PSF more with a 99-year lease, Grand Dunman provides everything that Residence Twenty-Two lacks in terms of facilities and scale. However, Residence Twenty-Two offers freehold tenure (no lease decay), Telok Kurau’s landed-estate tranquillity (vs Dunman Road’s busier urban setting), and a significantly lower absolute price. The comparison crystallises the fundamental trade-off: facilities and liquidity versus freehold tenure and boutique exclusivity.
Residence Twenty-Two ($2,026 PSF, Freehold) vs The Continuum ($2,790 PSF, Freehold): The Continuum is a 816-unit freehold development by Hoi Hup and Sunway at Thiam Siew Avenue, offering dual-site design with comprehensive facilities and a freehold-to-freehold comparison. At $764 PSF more, The Continuum provides a vastly superior facility deck, larger unit count for resale liquidity, and the marketing muscle of a major launch. Residence Twenty-Two offers a lower entry point, Telok Kurau’s established residential character (vs Thiam Siew Avenue’s transitional neighbourhood), and the intimacy of 22 units. For buyers with a $2M budget seeking freehold D15, Residence Twenty-Two delivers liveable square footage that The Continuum cannot match at the same price.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RESIDENCE TWENTY-TWO | Freehold | 2021 | 22 | $1,999 |
| 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 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates RESIDENCE TWENTY-TWO across multiple dimensions.
What Residents Say
The resident profile at Residence Twenty-Two skews heavily toward Singaporean owner-occupiers, consistent with the development’s family-friendly unit mix and Telok Kurau location. The neighbourhood has traditionally attracted a specific demographic: established professionals and young families who grew up in the East Coast area and want to plant roots in a familiar, safe, and well-connected neighbourhood. The 22-unit scale means this is genuinely a community where every household knows every other household — a social dynamic that appeals to families with young children and retirees alike.
Telok Kurau has a long history as one of Singapore’s “generational” neighbourhoods — areas where families buy and stay for decades, sometimes across generations. Residence Twenty-Two fits this pattern perfectly. The presence of Telok Kurau Primary School at just 330m is a powerful anchor for families with primary-school-age children, and the wider school catchment (CHIJ Katong, Tao Nan, Haig Girls’) ensures educational options through secondary school. The surrounding landed housing attracts a similar demographic, creating a neighbourhood of families, professionals, and long-term residents who value stability over novelty.
For the small number of units that enter the rental market, tenants tend to be expatriate families specifically seeking the Telok Kurau–Katong lifestyle — often families with children at one of the nearby international schools or local primary schools. The quiet, residential character of Telok Kurau Road is a significant draw for families with young children who prefer a serene environment over the bustle of Holland Village or Orchard.
Strengths & Weaknesses
- Freehold tenure in prime District 15 — no lease decay concerns whatsoever
- Ultra-boutique 22-unit community with genuine neighbourly intimacy
- Telok Kurau Primary School just 330m — excellent 1km priority enrollment position
- Upcoming Marine Terrace MRT (TEL) at 550m will transform connectivity
- $2,026 PSF significantly below District 15 new-launch average ($2,500+)
- Surrounded by landed housing — open views, low noise, estate-like environment
- Contemporary 2022 completion — modern finishes and building systems
- 3-bedroom units up to 1,216 sq ft — genuinely family-sized layouts
- Strong school catchment: CHIJ Katong, Tao Nan, Haig Girls' all within reach
- East Coast Park and Katong food scene within 10 minutes
- Very limited facilities — small pool, no gym, no tennis court, no playground
- 1.98% gross yield — poor investment returns, strictly an own-stay proposition
- Ultra-low 22-unit count means minimal resale liquidity and rare transactions
- Currently car-dependent — Kembangan MRT is 1.1km until Marine Terrace opens
- No direct bus services on Telok Kurau Road — must walk to East Coast Road or Still Road
- Higher per-unit maintenance burden due to small development scale
- Limited rental demand in this ultra-boutique format — not investor-friendly
- Walkability score of 60/100 reflects the residential-pocket location
Verdict
Residence Twenty-Two is a quiet, well-executed boutique freehold in one of District 15’s most established residential neighbourhoods. At $2,026 PSF, it trades at a meaningful discount to the mega-launches reshaping the district (Grand Dunman at $2,537, The Continuum at $2,790), while offering freehold tenure and the intimacy of a 22-unit community. The upcoming Marine Terrace MRT at 550m will be transformative for connectivity, effectively upgrading this from a car-dependent location to one with direct TEL access to the CBD, Orchard, and beyond.
The risks mirror those of all ultra-boutique developments: very low resale liquidity (22 units means transactions may occur only once or twice a year, making price discovery difficult), no economies of scale on maintenance, and a facility offering that will disappoint buyers accustomed to larger developments. The 1.98% yield also means this is not capital-efficient for leveraged investors. However, for the owner-occupier who plans to live here for 5–10 years and values the intangible benefits of boutique freehold living in a coveted neighbourhood, Residence Twenty-Two delivers on its promises without overreaching.