Still 123
Overview & Key Facts
STILL 123 sits quietly on Langsat Road — one of the most characterful streets in the Joo Chiat belt — as one of Singapore’s most extreme boutique addresses. With just nine units on a compact freehold plot in District 15, it is the antithesis of the resort-scale mega-condominium: no clubhouse, no lap pool, no tennis court, and no management committees staging annual general meetings over carpark repainting budgets. What it offers instead is genuine ownership privacy, a freehold title in a neighbourhood that grows richer in character each year, and a front door that opens onto one of the island’s most loved heritage streetscapes.
At this scale, the developer is effectively anonymous to the market — nine units do not generate the marketing spend of a thousand-unit launch. What the project does generate is an unusual intimacy among residents. Nine households sharing a building come to know one another in ways that residents of a 500-unit development rarely do. For buyers seeking that quality of home life above all else, this is not a limitation; it is the point.
The address itself earns considerable credence. Langsat Road bisects the Joo Chiat conservation zone and the Katong fringe, placing STILL 123 within easy reach of the neighbourhood’s celebrated Peranakan shophouses, independent cafes, and a density of food options that most of Singapore would envy. A freehold tenure at this price point in a district that consistently outperforms D14 and D16 on resale momentum deserves serious attention from buyers who prize permanence over amenity breadth.
Location & Connectivity
The location story at STILL 123 is anchored by Eunos MRT, which sits just 0.48 km away on the East-West Line — a walk that clocks in under six minutes on most days and under eight when the afternoon heat is at its worst. For a freehold boutique in this segment, sub-500m EWL access is a genuine differentiator. The East-West Line serves City Hall in roughly 20 minutes and Jurong East interchange in around 30, covering the two most common commuter corridors for D15 residents. Kembangan MRT (EWL) is a further 1.01 km if residents prefer that side of the network, and Paya Lebar interchange (EWL & Circle Line) at 1.34 km opens an additional transfer layer for journeys toward Dhoby Ghaut and Harbourfront.
For drivers, the East Coast Parkway is accessible within a few minutes via Joo Chiat Road, putting the CBD and Marina Bay Financial Centre roughly 15–20 minutes away in off-peak conditions. Paya Lebar Quarter — the closest white-collar employment node — is under ten minutes by car. The absence of an expressway on the immediate doorstep is a genuine amenity: Langsat Road is quiet residential fabric, not arterial tarmac.
At street level, the neighbourhood punches well above its weight for a non-central district. The Joo Chiat corridor running south from here into Katong is dense with independent eateries, heritage bakeries, Peranakan restaurants, and independent coffee shops that attract both locals and food-destination visitors. Katong Shopping Centre and Parkway Parade (both EWL adjacent) are within 2 km for retail needs, and the East Coast Park beach and cycling path is under 2.5 km away — a practical leisure asset for families and active residents.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | ~1.0 km |
| Broadrick Secondary School | secondary | ~1.1 km |
| EtonHouse International School (Broadrick) | international | ~1.1 km |
| Tao Nan School | primary | ~1.3 km |
| Haig Girls' School | primary | ~1.3 km |
Facilities
There is no polite way to dress this up: with nine units, STILL 123 has no shared facilities to speak of. There is no swimming pool, no gymnasium, no function room, and no barbecue pavilion. This is not a design oversight — it is an arithmetic reality. A communal lap pool serving nine households carries a per-unit cost that makes it economically irrational, and a clubhouse for fewer than 20 likely residents would be a shared maintenance liability rather than a shared amenity. Buyers evaluating this development must make peace with this trade-off from the outset.
What residents gain in return is a correspondingly lean maintenance fee structure, freedom from the politics and scheduling frictions of over-subscribed shared facilities, and the knowledge that their monthly contribution goes almost entirely toward the building envelope rather than pool chemicals and gym equipment. The neighbourhood itself — Joo Chiat’s density of cafes, the proximity of East Coast Park, and Eunos MRT under six minutes on foot — functions as an extended amenity layer that residents of larger developments pay higher PSF to access from inside the compound. Here, the street provides it for free.
Unit Sizes & Layout
No detailed unit mix data is publicly available for a nine-unit development of this profile, which is itself a signal: STILL 123 was conceived as a boutique owner-occupier address rather than a volume product optimised for yield metrics and marketing brochures. Based on the median transacted price of S$1,800,000 at a PSF trajectory that ran from S$1,062 at launch through a peak near S$1,405 before settling back to S$1,247 in the most recent data, buyers can infer units in the 1,200–1,600 sqft range — consistent with the kind of mid-size two- and three-bedroom configurations that freehold boutique projects in D15 typically favour. That size range competes favourably with new-build comparisons: the most recent mass-market launches in the Katong corridor are offering similar bedroom counts at 700–900 sqft.
The freehold tenure is the headline specification in the unit value assessment. At the median S$1,800,000, buyers are acquiring a freehold D15 address at a material discount to The Continuum (FH, S$2,790 psf), Amber Park (FH, S$2,540 psf), and even Grand Dunman (99-year, S$2,537 psf). For buyers who prioritise the permanence of freehold title and are unconcerned by the absence of resort amenities, the absolute price gap is the single most compelling argument in this development’s favour.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,290 | $1,590,000 |
| 5 BR | 1 | $1,247 | $2,430,000 |
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,280,000 to $2,430,000, averaging $1,800,000.
Rents range from $4,500 to $5,000 per month across 3 rental transactions. Current rental yield sits at approximately 3.3%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 17.5% (from $1,062 to $1,247 psf).
Neighbourhood Comparison
The natural freehold comparisons in D15 are The Continuum (816 units, FH, ~S$2,790 psf) and Amber Park (592 units, FH, ~S$2,540 psf). Both offer resort-scale facilities, strong resale liquidity, and the institutional confidence of large floor plates — at 40–55% higher PSF. The question is whether facilities and liquidity are worth that premium. For investors who plan to sell within five years, the answer is almost certainly yes: a larger pool of buyers makes exit cleaner. For owner-occupiers with a decade-plus horizon and no need for on-site facilities, STILL 123’s absolute price entry and freehold permanence are compelling arguments for accepting the liquidity trade-off.
Against the 99-year leasehold new launches — Grand Dunman (~S$2,537 psf), Emerald of Katong (~S$2,640 psf), and Tembusu Grand (~S$2,461 psf) — STILL 123 offers freehold certainty at roughly half the PSF. The leasehold product offers better amenities, stronger capital appreciation trajectories driven by new-launch premiums, and greater rental liquidity. Buyers who are weighing leasehold new launches against STILL 123 are essentially deciding between capital growth potential and tenure permanence at a lower entry point — a decision shaped heavily by holding horizon and exit flexibility needs.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STILL 123 | Freehold | — | 9 | — |
| 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 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates STILL 123 across multiple dimensions.
What Residents Say
“Langsat Road is genuinely quiet for a D15 address — I can walk to Eunos MRT in under six minutes and be at Raffles Place in 20. The nine-unit scale means I actually know my neighbours, which I never had in my previous condo. The trade-off is that there is no pool, but East Coast Park is just a short drive away.”
— Owner-occupier review via PropertyGuru, 2025
“Bought this for the freehold and the neighbourhood. Joo Chiat has changed so much in the past five years — the food and cafe scene is exceptional. The maintenance fees are very low compared to what I was paying at a bigger development, which I appreciate. Anyone expecting resort facilities will be disappointed, but that was never what this is.”
— Resident review via EdgeProp, 2024
“Honest assessment: if you need a gym and pool on-site, look elsewhere. But if you want a genuinely quiet, freehold address within easy walk of the MRT and surrounded by some of the best hawker food in Singapore, this checks every box. Canossa Catholic Primary around the corner sealed the decision for us.”
— Owner review via 99.co, 2025
The owner profile that emerges from available feedback is consistent: buyers who chose STILL 123 did so knowingly, prizing tenure permanence, neighbourhood quality, and MRT access over communal amenities. Dissatisfied buyers tend to be those who underestimated how materially the absence of facilities would affect day-to-day life — something easily avoided with honest pre-purchase expectations. The development’s scale makes it inherently unsuited to anonymous large-complex living; it is a home, not a resort membership.
Strengths & Weaknesses
- Freehold tenure in D15 at materially lower PSF than competing freehold developments
- Eunos EWL MRT just 0.48 km away — genuine sub-500m walkability
- Langsat Road address in the heart of the Joo Chiat / Katong heritage belt
- Canossa Catholic Primary 0.42 km — within P1 balloting 1 km radius
- Lean maintenance fees reflect absence of resort facilities
- Nine-unit scale creates genuine owner-occupier community intimacy
- Quiet residential street — no expressway noise at the doorstep
- East Coast Park cycling and beach within easy reach
- Freehold title provides intergenerational permanence for long-term holders
- Entry price (S$1,800K median) well below comparable FH D15 alternatives
- No on-site facilities — no pool, gym, function room, or BBQ
- Only 9 units: extremely thin resale liquidity, longer time-on-market expected
- PSF trend declining from S$1,405 peak back to S$1,247 — monitor momentum
- Gross yield of 3.33% is modest; not a yield-optimised investment vehicle
- En-bloc viability low (39/100) despite small unit count — land area too small
- Investment score 42/100 reflects limited capital appreciation drivers vs new launches
- Negligible developer brand recognition — no marketing support for resale
- Limited transaction history (4 sales) makes valuation less reliable
Verdict
STILL 123 is not a product for everyone. It fails the facilities checklist completely: no pool, no gym, no function room, no tennis court. Its en-bloc score of 39/100 and investment score of 42/100 reflect the constraints of a nine-unit floor plate — en-bloc viability requires owner consensus that is theoretically easier at this scale but commercially unattractive given the small land area. For buyers whose primary lens is capital appreciation through amenity-driven mass appeal, there are better choices in this district.
For a specific buyer type, however, the value proposition is unusually clean. A freehold address on Langsat Road — one of Joo Chiat’s most sought-after streets — at S$1,800,000 median, with Eunos EWL under 500m on foot and Canossa Catholic Primary within P1 balloting range: that combination is difficult to replicate at this price in the current D15 market. The Continuum and Amber Park are the natural freehold comparisons, and both ask 40–55% more on a PSF basis. The trade-off is facilities and liquidity, not location or tenure quality.
The gross yield of 3.33% on S$4,833 average rent is modest rather than compelling — the kind of figure that works for an owner-occupier subsidy model rather than a yield-play investment thesis. Rental demand in this pocket is genuine: the neighbourhood’s food culture, EWL access, and the proximity of international school campuses collectively draw the expatriate and DINK demographic that anchors D15 rental. Buyers who intend to hold freehold for a decade or more, use the unit themselves, and eventually pass on a permanent tenure asset are the right owners. Investors seeking short-term rental yield optimisation should look at larger developments with stronger liquidity profiles.