Rezi 26
Overview & Key Facts
Rezi 26 is a 106-unit freehold condominium at Lorong 26 Geylang in District 14, completed in 2015 and developed by Development 26 Pte Ltd, a purpose-built entity for this site. The name is a direct reference to the address — Lorong 26 — and the freehold title is the development’s single most important credential: freehold land in Geylang is genuinely rare, and the area’s transformation from a historically stigmatised neighbourhood into one of Singapore’s most discussed urban-renewal corridors has made that tenure increasingly significant. At 106 units, Rezi 26 occupies the upper end of the boutique category — large enough to support a meaningful facilities package, small enough that facilities are never crowded and the MCST community remains intimate.
Geylang’s trajectory over the 2015–2026 period is the essential context for understanding Rezi 26’s investment case. The precinct sits at the confluence of three major structural tailwinds. First, the Paya Lebar Air Base (PALAB) relocation, scheduled for the late 2030s, will eventually free approximately 800 hectares of central Singapore land for redevelopment — a generational land-use shift that urbanists and planners have consistently highlighted as one of the most significant medium-term catalysts for eastern Singapore. Second, the Paya Lebar commercial sub-regional hub — anchored by Paya Lebar Quarter (PLQ) and its three Grade A office towers, the Paya Lebar Square mall, and SingPost Centre — is a 10–15 minute walk from Rezi 26, providing a substantial employment catchment that drives rental demand for competitively-priced units in the immediate vicinity. Third, the Kallang Alive masterplan is systematically upgrading the broader Kallang–Geylang corridor with new sports facilities, waterfront public spaces, and lifestyle infrastructure that is quietly repositioning the area for a different demographic.
Against this backdrop, Rezi 26’s 2015 TOP gives it a building that has now settled into a proven track record: 23 resale transactions and 236 rental transactions in the data window confirm active secondary market liquidity and extremely robust rental velocity for a 106-unit development. Average PSF has appreciated from $1,237 at the start of the data window to $1,577 today — a 28% gain over four years — while average gross yield of 4.48% is exceptional by Singapore freehold standards, where yields above 3.5% on a permanent title are uncommon outside of Geylang’s specific market dynamics.
For investors approaching Rezi 26 empirically, the numbers are hard to argue with: freehold tenure, dual East–West / Circle line MRT access within 640 metres, Geylang Methodist Primary School 110 metres from the entrance, $1,577 PSF well below comparable 99-year leasehold peers at $1,758–$2,182 PSF, and a 4.48% yield that covers a meaningful portion of holding cost. The honest caveat is the Geylang address — a postcode that continues to carry a reputational weight that fundamentals alone cannot fully dissolve, and which requires a considered approach from both owner-occupiers and investors.
Location & Connectivity
Rezi 26 sits on Lorong 26 Geylang, a residential side street within the Geylang precinct of District 14. The address delivers something genuinely unusual in Singapore’s transport map: dual MRT line access within a sub-640 metre radius from two different lines, across two different stations. Aljunied MRT (EW9) on the East West Line is approximately 450 metres north — a 6-minute walk — providing direct connections to Kallang, Lavender, Bugis, City Hall, and the full western EWL corridor through Paya Lebar, Tampines, and Pasir Ris. Dakota MRT (CC8) on the Circle Line is approximately 640 metres south-east — a 8-minute walk — providing seamless interchange access to the CCL’s clockwise and anti-clockwise loops, with direct connections to Marina Bay, Dhoby Ghaut, Botanic Gardens, Buona Vista, and one-stop access to Paya Lebar interchange (EWL + CCL) at 1.04 kilometres.
The practical implication of this dual-line access is that Rezi 26 residents can reach almost any point on the Singapore MRT network without a bus: Raffles Place (City Hall EWL + NS interchange) in 4 stops; Orchard (via CCL to Paya Lebar, then EWL west or via CCL to Dhoby Ghaut) in 8–10 stops; one-north Business Park (CCL direct) in 12 stops; Marina Bay Financial Centre in 6 stops via CCL. For a $1,577 PSF RCR address, this is transport connectivity that matches or exceeds many CCR developments at $2,000+ PSF.
The school proximity picture is led by a genuinely exceptional data point: Geylang Methodist Primary School is 110 metres from Rezi 26 — so close that the school gates are effectively within the development’s immediate streetscape. For families navigating Singapore’s primary school Priority Allocation framework, this distance places Rezi 26 in the 1km radius where balloting priority is strongest, and the 110 metre proximity means parents can walk children to school without crossing a main road. Geylang Methodist Secondary is 290 metres away, providing a seamless primary-to-secondary pipeline within the same religious affiliation. Kong Hwa School (620m) adds a Chinese-medium option within the same neighbourhood catchment.
Beyond transport and schools, the Geylang neighbourhood offers a lifestyle character that is genuinely distinctive in Singapore. Geylang Road’s famed food corridor — with its cluster of durian stalls, zi char restaurants, and late-night hawker options that draw Singaporeans from across the island — is part of the neighbourhood’s cultural fabric. The Mountbatten Road riverside precinct and Kallang Riverside Park provide greenery and recreational space to the north-west. Paya Lebar Quarter’s mall, cinema, and F&B offer suburban lifestyle amenity at a 15-minute walk, while the Dakota MRT corridor connects residents to the Katong–Joo Chiat heritage precincts within two stops. The walkability score of 85/100 reflects this concentration of daily-use amenities within walking distance — one of the highest scores achievable at this price tier in the RCR.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| Haig Girls' School | primary | ~1.2 km |
| Macpherson Primary School | primary | ~1.5 km |
| Tanjong Katong Primary School | primary | ~1.5 km |
| Tao Nan School | primary | ~1.6 km |
Facilities
For a 106-unit development on a freehold Geylang site, Rezi 26 delivers a considered facilities package suited to its resident profile: a swimming pool as the social centrepiece, a gymnasium for daily fitness use, and landscaped outdoor spaces that create visual relief within the urban Geylang environment. The pool is the primary communal amenity — sized appropriately for a 106-unit development and, at typical occupancy rates for a predominantly tenanted investment-oriented building, rarely at capacity outside of weekend afternoons. The gym provides the equipment range expected of a mid-2010s boutique development: cardio machines, free weights, and resistance equipment covering the fundamentals without the premium finishings of post-2020 developments.
The facilities philosophy at Rezi 26 reflects its positioning: this is not a resort-lifestyle building where the facilities deck is the primary selling proposition. Investors who constitute a significant portion of the ownership base are primarily optimising for rental yield and capital appreciation, not personal amenity use. For owner-occupiers in the building — and for tenants who work in the Paya Lebar or CBD corridor and value the Geylang address for its yield-competitive rents — the facilities are functional, well-maintained, and appropriately scaled. The boutique dimension of 106 units means the pool and gym are never crowded, and the building’s management overhead remains proportionate.
“The pool area is always quiet during the week — with most residents working in the CBD or Paya Lebar, I practically have it to myself on weekday mornings. For a freehold building at this price, the gym and pool are everything you need.”
— Tenant review via PropertyGuru
Unit Sizes & Layout
Rezi 26’s 106 units are configured to serve the development’s primary market: investors seeking rental income from the robust Geylang and Paya Lebar tenant pool, and pragmatic owner-occupiers who have made a considered decision to buy freehold in a high-yield corridor. The unit mix skews toward compact configurations — 1-bedroom and 2-bedroom layouts dominating — with strata areas that reflect the typical sizing conventions of early 2010s RCR boutique developments: efficient, functional, and designed to maximise net lettable area per unit. At $1,577 PSF and a median transacted price of $750,000, the absolute entry quantum is accessible by Singapore standards, enabling first-timer investors and second-property buyers to participate in the freehold market at a price point well below equivalent-tenure CCR stock.
The rental velocity data tells an important story about unit performance: 236 rental transactions against 106 total units implies an average of more than two rental cycles per unit across the data window, confirming that units at Rezi 26 are actively and repeatedly tenanted rather than sitting vacant. The $3,002 average rent and $2,800 median rent are competitive in the Geylang–Aljunied rental market, where the dual MRT accessibility and school proximity command a modest premium over comparable units on less well-connected Lorong streets. For investors calculating rental returns, the 4.48% gross yield on the median price of $750,000 — implying approximately $2,800 per month — is consistent with the median rent data and confirms that the yield figure is grounded in actual transacted outcomes, not aspirational list prices.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 12 | $1,468 | $678,000 |
| 1 BR | 2 | $1,446 | $925,000 |
| 2 BR | 5 | $1,323 | $1,027,578 |
| 3 BR | 3 | $1,252 | $1,306,000 |
| 4 BR | 1 | $818 | $1,180,000 |
Pricing & Market Position
Based on 23 recorded transactions, sale prices range from $600,000 to $1,468,000, averaging $879,213 (~$1,579 psf).
Rents range from $1,750 to $6,800 per month across 243 rental transactions. Current rental yield sits at approximately 4.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 27.5% (from $1,237 to $1,577 psf).
Neighbourhood Comparison
The most instructive comparison for Rezi 26 is against the 99-year leasehold condominiums that dominate its immediate vicinity. Parc Esta (MCL Land, 1,399 units, 99yr/2018, $2,182 PSF) is the area’s landmark large-format development, directly integrated above Eunos MRT with concierge-grade resort facilities and a full-scale lifestyle deck. Parc Esta commands a 38% PSF premium over Rezi 26 on a tenure that will lose all value at lease expiry. For investors comparing the two, Rezi 26’s permanent title plus 4.48% yield versus Parc Esta’s 99-year lease plus a compressed yield on a $2,182 PSF basis presents a structurally different risk-return profile. Parc Esta is the right choice for owner-occupiers who prioritise lifestyle scale and MRT-direct integration; Rezi 26 is the right choice for investors who prioritise yield permanence and freehold optionality. Penrose (CDL & Hong Leong, 566 units, 99yr/2019, $1,927 PSF) and Sims Urban Oasis (Far East Organization, 1,024 units, 99yr/2014, $1,758 PSF) occupy the mid-tier of the nearby leasehold market, with Penrose offering a CDL brand premium and Sims Urban Oasis a larger pool of comparable transactions. Both carry the 99-year constraint and both price above Rezi 26’s $1,577 PSF — the tenure-adjusted value gap between freehold Rezi 26 and these leasehold peers is considerably wider than the nominal PSF difference suggests.
EuHabitat (Eu Realty, 697 units, 99yr/2010, $1,325 PSF) is the area’s oldest leasehold peer and is now entering the phase where buyers must explicitly factor lease decay into the purchase decision. At $1,325 PSF on a 2010-vintage 99-year lease, EuHabitat is approaching the window where residual lease length begins to constrain CPF usage and bank financing options for future buyers — a structural headwind that Rezi 26’s freehold title is permanently immune to. The $252 PSF premium Rezi 26 commands over EuHabitat is, in this context, the quantified cost of buying a title that will never expire versus one that will.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| REZI 26 | Freehold | 2015 | 106 | $1,579 |
| 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 REZI 26 across multiple dimensions.
What Residents Say
“I bought Rezi 26 purely as a rental investment and it’s been the best decision I’ve made. The tenant turnover is predictable — mostly young professionals working in PLQ or Raffles Place who want EWL access at a rent they can actually afford. Four-point-five percent yield on a freehold is not something you find anywhere else in Singapore at this price.”
— Investor owner via 99.co
“I’ve lived here for two years as a tenant and the location is genuinely excellent for my commute. Aljunied MRT is six minutes on foot and the Geylang food scene is honestly one of the best things about living here — zi char on the doorstep every night of the week. The building is well-maintained and quiet inside.”
— Tenant review via PropertyGuru
“The freehold title is what convinced me. I have three investment properties and Rezi 26 is the only freehold one — I don’t have to think about lease decay ever. The Geylang address has never been an obstacle to finding tenants; if anything, the accessibility and the price point means I’ve never had a vacant quarter in five years.”
— Landlord comment via SRX
Strengths & Weaknesses
- 4.48% gross yield — exceptional for a Singapore freehold asset; consistently transacted rent validates the figure
- Freehold tenure in Geylang — rare permanent title in a historically leasehold-dominated precinct; never subject to lease decay or CPF usage restrictions
- Dual MRT line access: Aljunied EWL (450m) + Dakota CCL (640m) — covers both east–west commute and orbital CCL connectivity from a single address
- Geylang Methodist Primary School 110m away — among the closest school distances of any Singapore condo; strongest possible Priority Allocation balloting position
- PSF significantly below comparable 99-year leasehold peers: Parc Esta $2,182, Penrose $1,927, Sims Urban Oasis $1,758 vs Rezi 26 $1,577 on freehold
- Strong 28% PSF appreciation over 4 years ($1,237 → $1,577) confirms the Geylang corridor re-rating thesis in hard transaction data
- High rental velocity: 236 rental transactions on 106 units confirms persistent tenant demand and low vacancy risk
- $750,000 median transacted price — accessible freehold RCR entry quantum well below CCR equivalents at $1.2M+
- Paya Lebar Air Base relocation (late 2030s) and Kallang Alive masterplan provide long-duration structural tailwinds for eastern corridor capital values
- Walkability score 85/100 — Geylang food corridor, Paya Lebar commercial hub, and daily amenities within walking distance
- Geylang address stigma — the postcode carries persistent reputational weight; a real consideration for owner-occupiers and buyers sensitive to neighbour or employer perception
- Neighbourhood after-dark character — Geylang’s entertainment strips and associated activity are within walking distance; families with children may find this a relevant lifestyle trade-off
- Compact unit sizes — typical of early 2010s RCR boutique developments; functional but not generous, particularly for owner-occupiers seeking spacious living
- En-bloc probability 35/100 — low collective-sale potential means long-hold investors cannot rely on en-bloc windfall as an exit strategy
- Limited school diversity beyond Geylang Methodist — families prioritising a broader school catchment or Chinese-medium primary schools will find the options thin
- Boutique developer (Development 26 Pte Ltd) — no wider group brand recognition compared to CDL, CapitaLand, or Far East Organization peers nearby
- Geylang’s transformation narrative remains incomplete — PALAB relocation is a 2030s-horizon event; buyers who need near-term neighbourhood uplift may find the timeline too long
- Investment score 63/100 — solid but not exceptional; the yield advantage is partly offset by neighbourhood perception constraints on long-term capital appreciation velocity
Verdict
Rezi 26 is a development that rewards investors who are willing to separate fundamentals from postcode reputation. The Geylang address carries a stigma in the Singapore property market that is real, persistent, and partially deserved — the precinct has historically housed entertainment outlets and unlicensed activity that have created a public-facing narrative that no amount of urban renewal has fully neutralised in the mainstream consciousness. Buyers who avoid Rezi 26 purely on the basis of its Lorong 26 address are making a decision that is understandable from a social optics perspective, and for owner-occupiers with families or for buyers where neighbour sentiment matters, the Geylang postcode is a legitimate consideration that this review will not minimise. The neighbourhood is improving systematically, but improvement is not the same as transformation, and the transformation narrative — however well-supported by the data — is not yet complete.
For investors who evaluate Singapore property on yield, tenure, transport, and price appreciation, the case for Rezi 26 is unusually strong. A 4.48% gross yield on a freehold title is exceptional — yields above 4% on permanent-tenure Singapore residential assets are rare outside of Geylang, Jurong West, and a handful of outer-ring addresses. The dual MRT access (Aljunied EWL 450m, Dakota CCL 640m) at $1,577 PSF is a transport-to-price ratio that significantly undercuts comparable leasehold projects in the same corridor: Parc Esta at $2,182 PSF (99yr, 1,399 units, 2018) and Penrose at $1,927 PSF (99yr, 566 units, 2019) offer similar EWL access but at a 22–38% PSF premium on a depreciating tenure. The 28% PSF appreciation from $1,237 to $1,577 over four years — on a freehold asset in a precinct that most market participants have historically undervalued — is a meaningful data point for the Geylang transformation thesis.
The honest verdict: Rezi 26 is the right answer for yield-focused investors, pragmatic RCR buyers who are not constrained by the Geylang address, and opportunistic buyers who believe the Paya Lebar Air Base relocation and Kallang Alive masterplan will structurally re-rate the eastern corridor over the next 10–15 years. It is the wrong answer for buyers who need a prestigious address for personal or professional reasons, for families whose school preferences extend beyond the Geylang Methodist corridor, and for owner-occupiers who will be uncomfortable with the neighbourhood’s after-dark character. The freehold title means this is a permanent-hold asset that does not punish patient capital — investors who can hold through the transformation narrative have both time and yield working in their favour.