Senyum Residences
Overview & Key Facts
SENYUM RESIDENCES is a freehold residential development along JALAN SENYUM in District 14 (Geylang / Eunos). The project comprises a compact development and sits in the established secondary market, placing it in the OCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
SENYUM RESIDENCES sits less than 400m from Kembangan — true walk-to-MRT distance that anchors rental demand and capital values. Stations this close materially compress yield versus 800m-plus stock.
Within District 14 (Geylang / Eunos), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Telok Kurau Primary School (1.19km), Chung Cheng High School (Main) (1.53km), Canossa Catholic Primary School (1.54km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | ~1.2 km |
| Chung Cheng High School (Main) | secondary | ~1.5 km |
| Canossa Catholic Primary School | primary | ~1.5 km |
| Temasek Junior College | jc | ~1.6 km |
| Temasek Primary School | primary | ~1.7 km |
| East Coast Primary School | primary | ~1.7 km |
| Global Indian International School (GIIS East Coast) | international | ~1.8 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $3,830,000 to $3,830,000, averaging $3,830,000 (~$1,266 psf).
Rents range from $5,600 to $7,200 per month across 5 rental transactions. Current rental yield sits at approximately 2.1%.
Neighbourhood Comparison
Among directly-comparable district projects: PARC ESTA at $2,184 psf (+72.5% vs this project); SIMS URBAN OASIS at $1,762 psf (+39.2% vs this project); PENROSE at $1,928 psf (+52.2% vs this project). The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SENYUM RESIDENCES | Freehold | — | — | $1,266 |
| 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 SENYUM RESIDENCES across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- PSF trades at a meaningful discount to comparable district projects
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: SENYUM RESIDENCES is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.8/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.