Starville
Overview & Key Facts
Starville is one of those developments that sounds more memorable than its market profile might suggest. Developed by Koh Brothers Development in partnership with AIG, and completed in 2006, this 250-unit freehold condominium at Lengkong Tiga in District 14 was marketed under an astronomy theme — complete with constellation-inspired sculptures, an astral entrance feature, and a rooftop observatory that remains one of its most distinctive selling points nearly two decades later.
The development comprises five 12-storey blocks at addresses 60 to 68 Lengkong Tiga, tucked into a quiet residential enclave between Kembangan and Kaki Bukit. “Quiet” is the operative word here — Lengkong Tiga is not a thoroughfare. It is a dead-end road with minimal through-traffic, bordered by low-rise landed housing and a smattering of older walk-up apartments. The trade-off for this tranquillity is real: you are removed from the convenience grid. The nearest MRT is 0.83 km away, no primary school falls within the critical 1 km radius, and daily errands require deliberate trips rather than casual walks.
Unit sizes range from 538 sqft (1-bedroom) up to 2,303 sqft (4-bedroom), with the mid-range 3-bedrooms at 1,216–1,625 sqft offering the kind of space that newer launches in the OCR simply do not provide at comparable price points. At a current average PSF of approximately S$1,429, Starville sits well below the D14 new-launch premium — Parc Esta trades at S$2,182 psf and Penrose at S$1,927 psf — making it a value play for buyers who prioritise freehold tenure and space over location convenience.
Location & Connectivity
Let’s address the elephant in the room: Starville’s walkability score is 30 out of 100 — categorised as “very low.” This is not a number you can explain away with clever framing. The nearest MRT stations — Kembangan (East-West Line) and Kaki Bukit (Downtown Line) — are both approximately 0.83 km away, with Bedok North at 0.97 km. In Singapore’s equatorial heat, an 800-metre walk to the MRT is the threshold where most commuters switch to bus, grab, or car. All three MRT options exceed this comfort boundary.
There is no primary school within 1 km of Starville — a critical gap for families with young children planning P1 registration. The nearest are Canossa Catholic Primary School at 1.70 km and Telok Kurau Primary at 1.73 km. This is a genuine disadvantage in a market where school proximity drives purchasing decisions for a large segment of buyers.
For drivers, the picture improves materially. The PIE and ECP are accessible within minutes, connecting residents to the CBD (roughly 15–20 minutes off-peak), Changi Airport (under 15 minutes), and the eastern coastal amenities. Parkway Parade, Katong, and the Siglap dining strip are all a short drive away. East Coast Park is reachable in about 5 minutes by car, and the Geylang Serai market and Joo Chiat cultural precinct add colour to the broader neighbourhood.
Daily necessities are handled by the nearby Lengkong Tiga coffeeshop and a small cluster of shophouses, but anything more substantial — supermarkets, clinics, banks — requires transport. Bus services along Jalan Eunos provide connections to Eunos and Paya Lebar MRT interchanges, but the frequency and routing are not comparable to developments sitting on major arterial roads.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | ~1.7 km |
| Telok Kurau Primary School | primary | ~1.7 km |
| Temasek Junior College | jc | ~1.9 km |
| Temasek Primary School | primary | ~1.9 km |
Facilities
For a 250-unit development completed in 2006, Starville punches above its weight on facilities. The astronomy theme extends beyond marketing into actual design: an award-winning astral sculpture greets residents at the entrance, constellation-themed features dot the landscaping, and a rooftop observatory — rare for a mid-size condo — provides an unexpected amenity that few competitors can claim.
The centrepiece is a 70-metre infinity-style swimming pool, which is generous for a development of this size. Alongside it sit a fun pool, jacuzzi, tennis court, gymnasium, clubhouse, BBQ area, playground, jogging track, and reflexology path. Residents have specifically praised the gym, calling it “one of the best equipped gyms I’ve seen in a condo.”
The development includes basement car parking and 24-hour security — standard for the era but reliable. Maintenance has generally been well-regarded, with the freehold MCST having a stable track record compared to some larger 99-year developments in the district.
What Starville lacks is the resort-scale amenity breadth of mega-developments. There is no indoor sports hall, no function room complex, no childcare centre, and no on-site retail. At 250 units, the facilities-to-unit ratio is reasonable, but buyers accustomed to newer developments with co-working spaces, sky terraces, and rooftop infinity pools will find the package dated. The observatory is a genuine differentiator, but it is a novelty rather than a daily-use amenity.
Unit Sizes & Layout
Starville offers four unit configurations: 1-bedroom (538–603 sqft), 2-bedroom (936 sqft), 3-bedroom (1,216–1,625 sqft), and 4-bedroom (2,164–2,303 sqft). By 2006 standards, these sizes are typical; by today’s new-launch standards, they are spacious. A 3-bedroom at 1,216 sqft is roughly 25% larger than the equivalent offering at Penrose or Parc Esta.
The 12-storey height means units on higher floors enjoy reasonable sight lines over the surrounding low-rise landed housing. North-facing stacks look toward the Lengkong Tiga landed enclave — low-rise views that are unlikely to be obstructed given the residential zoning. South-facing units may catch some road noise from Jalan Eunos, though the setback from the main road provides a buffer.
Layouts are functional rather than inspired. The 2006 vintage means you get proper bedrooms with windows, defined living-dining areas, and kitchens with natural ventilation — features that newer compact units have sacrificed for efficiency. Ceiling heights are standard (approximately 2.8m), and most units come with a utility room or household shelter.
The rental market shows healthy demand with 195 total rental transactions and a median rent of S$3,600. The 3-bedroom units are the strongest rental performers, appealing to families who want freehold tenure in a quiet setting at rents below what Parc Esta or Penrose command. However, the gross yield of 2.98% is modest — below the 3.5% threshold that most yield-focused investors target.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 6 | $1,375 | $790,167 |
| 2 BR | 2 | $1,394 | $1,305,000 |
| 3 BR | 30 | $1,237 | $1,515,692 |
| 4 BR | 6 | $1,055 | $1,677,778 |
| 5 BR | 1 | $1,246 | $2,750,000 |
Pricing & Market Position
Based on 45 recorded transactions, sale prices range from $740,000 to $2,750,000, averaging $1,458,632 (~$1,390 psf).
Rents range from $1,850 to $6,300 per month across 202 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 24.5% (from $1,085 to $1,351 psf).
Neighbourhood Comparison
Starville’s competitive set in District 14 highlights the trade-offs starkly. Parc Esta (1,399 units, 99-year, TOP 2023) trades at S$2,182 psf with direct Eunos MRT access and contemporary facilities — but you pay a 53% PSF premium for a depreciating lease. Sims Urban Oasis (1,024 units, 99-year, TOP 2017) at S$1,758 psf offers Aljunied MRT proximity in a larger development. Penrose (566 units, 99-year, TOP 2023) at S$1,927 psf sits near Aljunied MRT with a modern spec. All three are leasehold; all three are closer to MRT.
The most direct comparison is euHabitat (748 units, 99-year, TOP 2015), which trades at S$1,325 psf — cheaper than Starville but leasehold, larger, and similarly removed from MRT convenience. EuHabitat illustrates what happens when you have neither freehold nor MRT: a persistent PSF discount. Starville’s freehold premium over euHabitat is roughly 8% — a modest surcharge for permanent tenure.
For buyers specifically seeking freehold in the east, the alternatives are limited. Most freehold options in D14–D15 are either boutique developments (under 50 units) with thin resale markets or much older walk-ups. Starville’s 250 units provide enough liquidity for a reasonable resale timeframe, while the freehold tenure provides the long-term security that D14’s 99-year stock cannot offer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STARVILLE | Freehold | 2006 | 250 | $1,390 |
| 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 STARVILLE across multiple dimensions.
What Residents Say
“Well maintained freehold condo with great facilities — one of the best equipped gyms I’ve seen in a condo, a 70M infinity pool and also a tennis court!”
— Resident review via Singapore Expats
“Wide range and good facilities for family and children. A short walk to coffeeshop and supermarket is bonus.”
— Resident review via Singapore Expats
“Noise and dust from nearby traffic can be heard from the pool area, and the condo is a long walk away from the MRT, though it has cheap rental because of these issues.”
— Resident review via EdgeProp
The pattern across reviews is consistent: residents appreciate the freehold tenure, spacious layout, well-equipped gym, and the 70-metre pool. The astronomy theme and observatory generate curiosity but are rarely cited as daily-use amenities. Complaints centre on MRT distance and some traffic noise from the Jalan Eunos direction — though residents on the Lengkong Tiga-facing stacks report minimal noise issues. The development holds an 8.4/10 rating on Singapore Expats based on resident feedback, which is solid for a 2006 completion. Maintenance standards have been described as reliable, with the smaller 250-unit size making MCST governance more manageable than mega-developments.
Strengths & Weaknesses
- Freehold tenure in a district dominated by 99-year leasehold projects
- Competitive PSF (~$1,429) — 30-50% below nearby new launches
- Generous unit sizes: 3-BR at 1,216-1,625 sqft vs ~900 sqft in new builds
- Unique astronomy theme with rare rooftop observatory
- Well-equipped 70m infinity pool and highly rated gymnasium
- Quiet dead-end street — minimal through-traffic noise
- Steady PSF appreciation trend ($1,085 → $1,391) over recent years
- Healthy rental demand with 195 transactions and $3,600 median rent
- Smaller 250-unit development — less crowded, easier MCST governance
- Strong connection to East Coast Park, Katong, Joo Chiat lifestyle
- Very low walkability score (30/100) — daily errands require transport
- All three nearby MRTs over 800m away — not comfortably walkable
- No primary school within 1 km — significant P1 registration disadvantage
- Nearly 20 years old — most units require substantial renovation
- Gross yield of 2.98% is below investor-grade 3.5% threshold
- No on-site retail, childcare, or convenience shops within development
- Facilities dated compared to 2020s new launches (no co-working, sky terrace)
- En-bloc score 37/100 — collective sale is not a near-term catalyst
- Limited bus connectivity compared to main-road developments
Verdict
Starville is a condo that works extremely well for a specific buyer — and poorly for almost everyone else. If you own a car, value freehold tenure, want space over location prestige, and are comfortable being 800+ metres from the nearest MRT, Starville delivers a genuinely attractive package: freehold at S$1,429 psf in District 14, generous unit sizes, a well-maintained development with a distinctive character, and a quiet residential setting that money cannot always buy in Singapore.
The freehold tenure is the anchor of the investment thesis. In a district where 99-year projects dominate — Parc Esta (2023, 99-year), Penrose (2023, 99-year), Sims Urban Oasis (2017, 99-year) — Starville’s freehold status provides long-term optionality that leasehold neighbours cannot match. There is no lease decay to worry about, no CPF restrictions as the property ages, and a theoretical en-bloc pathway (though the en-bloc score of 37/100 suggests this is not imminent).
The PSF trend tells a steady story: S$1,085 → S$1,197 → S$1,357 → S$1,385 → S$1,391 over recent years — consistent appreciation without the volatility of speculative new launches. This is a capital preservation play, not a capital gains bet. At current pricing, the gap to comparable new launches (Parc Esta at S$2,182 psf, Penrose at S$1,927 psf) is substantial enough that Starville owners are insulated from meaningful downside risk.
Where the argument weakens: the 2.98% gross yield will not excite investors, the walkability score of 30/100 is a persistent drag on resale appeal to the MRT-dependent majority, and the absence of nearby schools limits the family buyer pool. Starville is not a condo you buy for convenience or rental yield. It is a condo you buy because you want a quiet, spacious, freehold home in the east — and you have a car.