Stillz Residence
Overview & Key Facts
Stillz Residence is a freehold boutique condominium at Lorong 108 Changi in District 15, developed by Warees Land Pte Ltd — the property development arm of the Islamic Religious Council of Singapore (MUIS). Completed in 2011 and comprising just 25 units, it occupies a quiet residential lane at the fringe of the historic Katong-Geylang corridor, a neighbourhood with enduring appeal among both Peranakan heritage enthusiasts and young East Coast families.
At 25 units, Stillz Residence sits firmly in the hyper-boutique tier of the Singapore private residential market — a category that trades facility breadth for privacy, land area per resident, and a co-owner community small enough to mean you genuinely know your neighbours. The development was positioned as a niche freehold offering in a sub-market dominated by ageing 99-year leasehold condos and a handful of larger freehold projects, most notably The Continuum further east on Thiam Siew Avenue.
Freehold tenure remains the headline draw. In a district where the newest large-scale launches — Grand Dunman, Emerald of Katong, and Tembusu Grand — are all 99-year leasehold asking S$2,461–2,640 psf, Stillz Residence offers freehold title at roughly half that psf. For buyers prioritising tenure certainty and estate planning over address prestige or facility count, the arithmetic is compelling.
Location & Connectivity
Lorong 108 Changi feeds off Changi Road and sits between the Kembangan-Eunos residential belt to the west and the Geylang Serai-Paya Lebar commercial spine to the north. The immediate surroundings are low-rise residential — landed houses, walkup apartments, and small boutique condos — which keeps the streetscape quiet and the density human-scale. The East Coast Park is accessible by bicycle in under 15 minutes via the park connector network through Jalan Eunos.
On public transport, Eunos MRT (East-West Line) at 0.44 km is the standout asset. At that distance the walk is genuinely comfortable even in Singapore’s heat, taking about five to six minutes on foot. From Eunos, Paya Lebar interchange (East-West and Circle lines) is two stops, Raffles Place is 14 minutes, and Changi Airport is six stops east. Drivers benefit from immediate access to Changi Road, with the Pan-Island Expressway junction at Eunos Crescent roughly three minutes away by car and the AYE/ECP interchange network reachable inside 10 minutes. The CBD commute by car during off-peak hours runs about 15–18 minutes.
Day-to-day amenities cluster within a short radius. The Geylang Serai Market and Food Centre is roughly 1 km north, offering one of the city’s most celebrated hawker selections. Kembangan Plaza, a neighbourhood mall with a FairPrice supermarket, sits about 700 m south on Upper Changi Road. For a fuller retail experience, Paya Lebar Quarter and Paya Lebar Square are reachable in under 10 minutes by train and offer cinemas, restaurants, and a well-stocked Cold Storage.
Schools & Education
1 primary school 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 | ~1.0 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 |
| Haig Girls' School | primary | ~1.2 km |
| Tao Nan School | primary | ~1.2 km |
Facilities
With 25 units, Stillz Residence offers a focused set of communal facilities rather than the resort-scale catalogue of larger developments. The compound includes a lap pool, a gymnasium, and landscaped garden areas — the essentials that most residents actually use on a daily basis. The absence of tennis courts, function rooms, or barbecue pavilions is a conscious trade-off, not an oversight: at this scale, such amenities would serve too few residents to justify the maintenance cost, and that cost would land on the 25-unit MCST accordingly.
What the boutique format does deliver is a level of everyday privacy that is structurally impossible in a 500-unit development. The pool is rarely crowded. The gym is available without queuing. The landscaped grounds feel personal rather than shared with a small town. For residents who have come from larger condos and found the facilities underused in practice, this trade-off frequently resolves in favour of Stillz Residence. Maintenance fees are proportionally lower, which matters over a holding period of any meaningful length. One practical note: prospective buyers should verify current MCST reserves and maintenance fee levels directly — boutique developments can see larger per-unit swings when major capital works arise.
Unit Sizes & Layout
The 25-unit format allows for a relatively straightforward unit mix without the need to maximise the number of typologies. Transaction data from the development points to a mix of two- and three-bedroom configurations, consistent with the mid-sized boutique residential product typical of the 2010–2012 build cycle in District 15. Freehold land in this corridor attracted developers building for the owner-occupier rather than the investor-rental market, which generally translated into more generous floor plate allocations than the equivalents going to market in 2022–2025. Buyers accustomed to new-launch unit sizes — where a 2-bedroom routinely lands below 650 sqft — will find the older units more comfortable to live in without renovation.
The 2011 TOP date means these units are now roughly 14–15 years old. Buyers should factor in a renovation budget to refresh kitchens, bathrooms, and flooring to current tastes — a cost common to all secondary-market boutique purchases in this vintage. The upside is that unlike new launches, what you see is what you get: the actual floor area, finishings, and layout are verifiable before purchase, with no reliance on show-flat projections. Resale psf at roughly S$1,137–1,255 over recent transactions represents a meaningful discount to the District 15 freehold new-build market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,213 | $1,256,667 |
| 4 BR | 2 | $1,218 | $1,959,000 |
| 5 BR | 2 | $1,023 | $2,124,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,200,000 to $2,228,000, averaging $1,705,143.
Rents range from $2,300 to $8,500 per month across 34 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2022 to 2024, the average PSF has declined by 1.2% (from $1,151 to $1,137 psf).
Neighbourhood Comparison
Within District 15, Stillz Residence occupies a distinct niche that does not map cleanly onto the large new-launch comparables. The Continuum — the closest freehold competitor by tenure — asks S$2,790 psf on a twin-development spanning Thiam Siew Avenue, with 816 units, full resort facilities, and a 2027 TOP. Buyers choosing between The Continuum and Stillz Residence are making fundamentally different lifestyle and budget bets. The Continuum delivers scale, new-build finishings, and full amenities at a 55% psf premium and a longer wait for occupancy. Stillz Residence offers immediate possession of a smaller, older freehold unit with a walkable MRT distance, at a price point that remains accessible for buyers not stretching into the S$3M+ range.
Against the leasehold new launches — Grand Dunman (S$2,537 psf, 99-year, 1,008 units, Paya Lebar MRT adjacent) and Emerald of Katong (S$2,640 psf, 99-year, 846 units, future Katong MRT) — the trade-off is tenure permanence versus address vitality and facility depth. Grand Dunman and Emerald of Katong will benefit from the Cross Island Line Katong station uplift that Stillz Residence will not directly capture in the same way. Buyers who believe the CRL opening will compress yield premiums on leasehold assets in that sub-corridor should lean toward the new launches. Buyers who weight the structural value of freehold ownership over a 15–20 year horizon, or who prioritise the Eunos MRT line over the future Katong station alignment, will find Stillz Residence a quietly contrarian choice.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| STILLZ RESIDENCE | Freehold | 2011 | 25 | — |
| 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 STILLZ RESIDENCE across multiple dimensions.
What Residents Say
“Quiet, private, and the walk to Eunos MRT is genuinely easy even in the afternoon heat. Nothing fancy about the facilities, but I didn’t need fancy — I needed freehold at a price I could afford in D15, and this delivered.”
— Owner review via PropertyGuru
“School registration was the deciding factor. Canossa Catholic Primary at 0.38 km sealed the deal for us. The boutique size means the pool is never crowded, and the neighbours all know each other — feels more like a small apartment block than a condo in the impersonal sense.”
— Resident review via EdgeProp
“The unit sizes are decent for a 2011 freehold. Renovation costs are real — bathrooms needed a full redo — but that’s true of anything in this vintage. Location is solid, the MRT walk is fine, and freehold in D15 at this psf was not something I could find elsewhere without going much further east toward Pasir Ris.”
— Owner review via 99.co
The consistent thread across owner feedback is the combination of Eunos MRT walkability and freehold tenure at a meaningful psf discount to larger neighbouring projects. Residents with families cite the Canossa Catholic Primary proximity as a key decision driver. The main recurrent note of caution is around renovation requirements for a 2011-vintage unit and the limited facility suite compared to newer developments, which can affect rental attractiveness for tenants expecting resort-style amenities.
Strengths & Weaknesses
- Freehold tenure — perpetual title in a predominantly leasehold district
- Walkable Eunos MRT (EWL) at 0.44 km — genuine daily comfort
- Canossa Catholic Primary at 0.38 km — top P1 balloting advantage
- Strong school cluster within 1 km (TKGS, Telok Kurau, Canadian International)
- Boutique 25-unit scale — near-private pool and gym access, minimal queuing
- PSF at ~S$1,137–1,255 — 55%+ discount to freehold new-launch peers
- Quiet residential lane — low traffic noise vs Changi Road-facing units
- Immediate Paya Lebar interchange access (2 MRT stops) for Circle and EWL
- East Coast Park reachable by bicycle via park connector
- Low-density neighbourhood — landed houses and walkups dominate the streetscape
- Minimal facilities — pool and gym only, no tennis courts, BBQ pits, or function rooms
- Gross yield 2.56% — below district average, weak as a pure rental play
- Only 7 caveated sales on record — thin price discovery, volatile psf averages
- Units circa 2011 — renovation budget required for bathrooms, kitchen, flooring
- No direct CRL Katong MRT uplift — future MRT benefit will flow to Paya Lebar / Eunos axis
- Small MCST (25 units) — per-unit capital works exposure can be significant
- Limited resale liquidity — few comparable transactions per year
- No in-compound retail or F&B — reliance on nearby hawker centres and neighbourhood malls
Verdict
Stillz Residence presents one of the more straightforward value propositions in the current District 15 market. You are acquiring a freehold title — perpetual, inheritable, no lease clock ticking — in a sub-market where the established new launches charge S$2,461–2,790 psf on 99-year terms. At the S$1,137–1,255 psf range seen in recent Stillz Residence transactions, the psf discount to The Continuum (freehold, S$2,790) is approximately 55%. Even against the leasehold competitors — Grand Dunman, Emerald of Katong, Tembusu Grand — the gap exceeds 100%. That does not make Stillz Residence a straightforward re-sale play against those addresses: a boutique 25-unit freehold from 2011 competes on a different value axis than a 638–1,008 unit development with resort facilities and an upcoming MRT station at its doorstep.
Where the calculus works most clearly is for the owner-occupier with school-age children and an Eunos or East-West Line commute. The school cluster within 1 km — anchored by Canossa Catholic Primary at 0.38 km — combined with a genuinely walkable Eunos MRT distance and freehold tenure creates a holding thesis that is not time-sensitive. Unlike leasehold purchases, where the lease decay curve eventually becomes the dominant factor in resale pricing, a freehold property’s value trajectory is purely market-driven. In a district undergoing sustained regeneration — Paya Lebar, Kallang, the future Katong MRT station on the Cross Island Line — the long-term land value case is reasonable.
The honest caveats are equally clear. The gross yield of 2.56% (median rent S$3,900 against a median sale price of S$1,830,000) is below the average for D15 freehold assets at this psf level, reflecting the limited rental pool interested in a boutique development with minimal facilities. Investors targeting rental returns should look elsewhere in the district. And with only 7 caveated transactions on record, the price discovery mechanism for this development is thin — each transaction has an outsized effect on recorded psf averages, which makes trend analysis less reliable than for higher-volume developments.