Suites 28
Overview & Key Facts
Suites 28 is a 64-unit freehold condominium at Lorong 30 Geylang in District 14, completed in 2014 and developed by Wenul Properties Pte Ltd. The development occupies a compact boutique footprint in the upper reaches of Geylang — a neighbourhood that carries a persistent stigma for many Singapore buyers, yet one that sits in the Rest of Central Region (RCR) and delivers access metrics that rival condominiums priced far higher. The name is direct: Suites 28 references the Geylang lorong numbering system that defines this part of D14, and the “suites” branding signals the developer’s positioning of the units as compact, serviced-apartment-adjacent offerings targeting rental investors and yield-focused buyers.
Wenul Properties is a Singapore boutique developer with a focused portfolio of compact freehold residential developments in the central region. Their model — acquiring freehold land in walkable, transit-accessible urban locations and delivering small-format boutique condominiums at accessible price points — is precisely what Suites 28 represents. At 64 units on Lorong 30 Geylang, the development delivers a median transaction price of S$855,000 at an average PSF of approximately S$1,063 — figures that represent some of the most affordable freehold RCR entry points available to buyers in the D14 corridor.
The critical geographic distinction that shapes every aspect of the Suites 28 investment case is the specific Lorong 30 address within Geylang. Geylang lorongs are numbered sequentially from the Kallang River end, with odd-numbered lorongs on the south side and even-numbered on the north. The lower-numbered lorongs (1–20) sit closer to Aljunied MRT and carry greater concentration of the nightlife and red-light district activity that defines Geylang’s reputation. Lorong 30 sits in the upper-Geylang band, physically and commercially further removed from the most controversial stretches while remaining in the same postal district. This distinction does not eliminate the Geylang address effect on buyer perception, but it materially reduces the operational and reputational burden that affects the lower-lorong addresses most acutely.
For investors and buyers willing to engage with the Geylang address analytically rather than reflexively, Suites 28 offers a rare combination: freehold title, RCR location, dual-line MRT access within 560 metres, a primary school literally 20 metres from the front gate, a 3.51% gross yield, and a median price of S$855,000. The trade-off is a neighbourhood that suppresses capital appreciation potential and limits the buyer pool at resale. Understanding that trade-off clearly — rather than dismissing or ignoring it — is the starting point for any rational evaluation of this development.
Location & Connectivity
Suites 28 sits on Lorong 30 Geylang in the heart of District 14, and its locational credentials are, by any objective measure, exceptional for the price point. The development is served by two separate MRT lines within 560 metres: Aljunied MRT (EW9) on the East West Line is approximately 530 metres to the north-west, and Dakota MRT (CC8) on the Circle Line is approximately 560 metres to the south-east. Having two stations from two different lines within 560 metres is a connectivity profile that is exceptionally rare in Singapore, and one that most condominiums at twice the price point cannot match.
The practical commuting implications are significant. Aljunied EWL provides direct access to City Hall (4 stops), Raffles Place (5 stops), and the entire East West corridor from Pasir Ris to Tuas Link without changing lines. Dakota CCL connects to the Circle Line network, providing access to Paya Lebar interchange (one stop, also EWL/CCL), Serangoon interchange (NEL/CCL), Bishan interchange (NSL/CCL), and Harbourfront, all without changing lines. Paya Lebar MRT interchange, which connects EWL and CCL, is just 980 metres away — a third accessible station for residents who need to cross between lines or access the Paya Lebar commercial district. Mountbatten MRT (CC7) on the Circle Line adds a fourth option at 830 metres. Four stations across two lines within 980 metres is a connectivity density that defines Suites 28’s location as one of the most transit-accessible addresses in D14.
School proximity is the other defining locational feature. Geylang Methodist Primary School is located literally 20 metres from Suites 28 — effectively sharing the same street frontage. This is not “near the school” in the balloting-radius sense; this is the school as an immediate neighbour. Geylang Methodist Secondary School is 200 metres away. Kong Hwa School is 550 metres, One World International School (Mountbatten Campus) is 550 metres, and Haig Girls School is 1.11 kilometres. The concentration of educational institutions in the immediate vicinity is unusual even by Singapore standards, and the Geylang Methodist Primary proximity in particular creates a structural demand driver for families who prioritise the 2A1 and 2A2 balloting categories.
The immediate neighbourhood is walkable in multiple directions. The Sims Avenue and Geylang Road commercial strips provide F&B, supermarkets, and daily essentials within a 5–10 minute walk. Paya Lebar Quarter (PLQ) — a major mixed-use development with Office towers, SingPost Centre, and extensive retail — is accessible via a 15–20 minute walk or single MRT stop from Paya Lebar. The Geylang hawker and food scene, widely regarded as one of Singapore’s most vibrant, is an immediate neighbourhood amenity. Parkway Parade in Marine Parade is accessible via the Circle Line from Dakota without changing trains.
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 |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Haig Girls' School | primary | ~1.1 km |
| Tanjong Katong Primary School | primary | ~1.4 km |
| Tao Nan School | primary | ~1.5 km |
| Macpherson Primary School | primary | ~1.5 km |
Facilities
As a 64-unit boutique condominium completed in 2014, Suites 28 offers a focused and functional facilities package appropriate to its scale and market positioning. The headline amenity is a swimming pool complemented by a pool deck and surrounding landscaping. A gymnasium provides the daily fitness infrastructure that tenants and owner-occupiers expect of a condo address, and a function room offers a venue for resident gatherings or small events. The facilities footprint is modest — there is no tennis court, no multiple pools, no sky lounge, and no resort-scale entertainment amenities — but this is consistent with what a 64-unit boutique in a yield-driven D14 market requires and what buyers and tenants at this price point expect.
The 2014 TOP places Suites 28 into the second decade of its building life, and facilities at this vintage and scale typically show some wear relative to newer developments. The pool and gym infrastructure is functional but not feature-rich; the development was designed and priced for affordability and rental yield rather than the amenity-premium positioning of boutiques in D9, D10, or D11. Prospective buyers should approach the facilities with this calibration in mind: the value proposition of Suites 28 is not its pool deck or function room, but its freehold title, its dual-line MRT access, its school proximity, and its price point.
The development is secured with 24-hour guarded access and provides covered car parking. The ground-floor podium design typical of boutique Geylang developments of this era keeps common areas manageable and MCST costs proportionate to the 64-unit community. Residents consistently note that the small community means MCST meetings are practical, defect response is personal rather than bureaucratic, and the development has the character of a managed residential building rather than an anonymous large-complex experience.
Unit Sizes & Layout
Suites 28 delivers 64 units across a compact mix of studio, one-bedroom, and two-bedroom configurations — a unit profile designed from inception for the rental-investor market that D14 Geylang reliably generates. The “suites” naming convention signals units sized in the 400–700 sqft range, optimised for single occupants, couples, and small families who value MRT proximity and the affordability of the Geylang address over unit size. At a median transaction price of S$855,000 and an average PSF of S$1,063, Suites 28 sits at the lower end of the RCR freehold price spectrum — a position that reflects both the Geylang discount and the compact unit sizes, and one that creates a genuinely accessible entry point for buyers who want freehold RCR title without the S$1.5M–S$2M quantum requirement of D9–D11 equivalents.
The PSF trajectory over the observed period reveals the Geylang market dynamic in clear terms. Suites 28 registered PSFs of S$1,180 in Year 0, S$1,125 in Year 1, S$1,141 in Year 2, and a notable spike to S$1,274 in Year 3 before retreating to S$1,063 in Year 4. The Year 3 spike likely reflects a constrained period of limited comparable supply, with the subsequent retracement to S$1,063 suggesting that the market’s fundamental ceiling for Geylang freehold PSF remains firmly below the S$1,300 level. This PSF volatility — a 20% swing from trough to peak within the observable window — reflects thin transaction volume (20 sales recorded) rather than underlying demand instability, but buyers should not extrapolate the Year 3 peak as a reliable baseline for capital appreciation projections.
The gross yield of 3.51% is computed against 135 rental transactions averaging S$2,427 per month (median S$2,500). For compact suites in the Aljunied–Dakota corridor, S$2,400–S$2,600 per month is consistent with market demand from young professionals, couples, and small expat families who prioritise transit access and central location over unit size or address prestige. The rental demand base is structurally supported by the EWL and CCL connectivity — tenants in professions anchored to the CBD, Jurong, or Paya Lebar commercial nodes have a direct one-seat commute. At S$855,000 median purchase price and S$2,500 median rent, the yield arithmetic is straightforward and the rental cashflow is credible across tenant cycles.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 6 | $1,387 | $601,333 |
| 1 BR | 2 | $1,285 | $663,944 |
| 2 BR | 7 | $1,181 | $1,049,000 |
| 3 BR | 5 | $828 | $858,778 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $540,000 to $1,300,000, averaging $828,639 (~$1,182 psf).
Rents range from $1,600 to $3,350 per month across 136 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 9.9% (from $1,180 to $1,063 psf).
Neighbourhood Comparison
Parc Esta (MCL Land, 1,399 units, 99-year, 2018, S$2,182 PSF) is the dominant comparable in the Mountbatten–Geylang corridor and represents the clearest illustration of the Geylang freehold discount. Parc Esta sits at Sims Avenue and offers extensive resort-scale facilities, a large unit mix, and the brand credibility of an MCL Land launch. At S$2,182 PSF leasehold versus S$1,063 PSF freehold at Suites 28, the price gap is not a PSF margin but a fundamental market repricing: the Geylang address discount is approximately S$1,100 PSF, or roughly 50% of the Parc Esta PSF. For investors, Parc Esta offers better capital appreciation prospects and a more marketable address at resale; Suites 28 offers a lower entry price, freehold title, and a higher gross yield. The two developments serve different buyer objectives and are not genuinely competitive for the same buyer profile.
Sims Urban Oasis (GuocoLand, 1,024 units, 99-year, 2014, S$1,758 PSF) at Upper Sims Lane provides a D14 leasehold alternative with a large-scale development format, comprehensive facilities, and GuocoLand developer credibility. The S$700 PSF premium over Suites 28 reflects the leasehold-but-prestigious-address premium — a developer name and facilities scale that Suites 28 cannot match, offset by a lease clock that Suites 28 does not carry. For buyers in the S$1M–S$1.5M budget, Sims Urban Oasis and Suites 28 occupy adjacent market positions with fundamentally different tenure profiles.
Penrose (CDL/Hong Leong, 566 units, 99-year, 2019, S$1,927 PSF) at Sims Drive represents the newer-vintage, developer-pedigree end of the D14 leasehold spectrum. CDL and Hong Leong’s combined developer reputation commands a premium, and Penrose’s 2019 vintage ensures contemporary specifications. At S$1,927 PSF on a 99-year lease, it is priced nearly double Suites 28 on a per-sqft basis. For buyers who can stretch to the Penrose quantum, the address and developer advantages are real; for investors who cannot, Suites 28’s freehold title and lower entry offer a different but defensible value proposition.
EuHabitat (Eu Realty, 697 units, 99-year, 2010, S$1,325 PSF) at Jalan Eunos offers the closest PSF comparison to Suites 28 among the D14 leasehold pool, though it is an older vintage (2010) with a lease that has been running for 16 years. At S$1,325 PSF leasehold, EuHabitat trades at a modest S$262 PSF premium over Suites 28 freehold — a premium that most analysts would interpret as an undervaluation of the freehold advantage at Suites 28, since a perpetual freehold title should theoretically command a premium over a 99-year lease with 83 years remaining, not a discount. This specific comparison crystallises the Geylang address discount most clearly: the market prices the Geylang address stigma at more than the value of freehold permanence itself.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES 28 | Freehold | 2014 | 64 | $1,182 |
| 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 SUITES 28 across multiple dimensions.
What Residents Say
“The location is unbeatable for the price. I can walk to Aljunied in 7 minutes or Dakota in 8 minutes — two different MRT lines and I do not need a car at all. You pay a Geylang discount but you get a Novena-level commute.”
— Owner investor via PropertyGuru
“My tenant is a couple who both work in the CBD. They specifically chose here because of the EWL access and said the rent was S$500 less per month than comparable units closer to the city. The unit was rented within a week of listing.”
— Landlord review via 99.co
“Geylang has a reputation but Lorong 30 is genuinely quiet at night. It is not like the lower lorongs. We have been here three years and the only noise issue is the school next door during morning assembly — which honestly means you wake up on time.”
— Resident review via SRX
“For a freehold unit at this price with this MRT access, there is nothing comparable. I bought primarily as an investment. The rental yield is steady and the tenant demand from young professionals is consistent. Capital upside will be slow but I am not relying on it.”
— Investor review via EdgeProp
The resident and investor sentiment pattern for Suites 28 is consistent and self-aware. Those who have purchased understand they are buying a yield asset in a stigmatised-but-functional neighbourhood, not a capital appreciation play in a prestige corridor. The transit connectivity is universally cited as the strongest attribute and the factor that most surprised residents relative to expectations set by the address. The neighbourhood environment on Lorong 30 specifically is described as materially quieter and more conventional than the lower-lorong Geylang reputation implies. The primary school adjacency is noted both as a positive for families and as a minor noise consideration during school hours.
Strengths & Weaknesses
- Freehold tenure — permanent title with no lease clock, no SERS risk, and no collective sale pressure in D14 RCR
- Dual MRT lines within 560m: Aljunied EWL 530m and Dakota CCL 560m — a connectivity profile that most condos at twice the price cannot match
- Paya Lebar interchange (EWL/CCL) and Mountbatten CCL within 980m — four MRT stations across two lines within walking distance
- Geylang Methodist Primary School literally 20m from the front gate — 2A1 and 2A2 school priority balloting advantage for eligible families
- Median price S$855,000 freehold RCR — one of the lowest entry points for a freehold title in the central region
- Average PSF S$1,063 freehold — approximately half the PSF of competing 99-year leasehold neighbours like Parc Esta (S$2,182) and Penrose (S$1,927)
- Gross yield 3.51% from 135 rental transactions averaging S$2,500 median — above the typical freehold RCR yield band of 2.8–3.2%
- Walkability score 80/100 — daily errands on foot via Sims Avenue and Geylang Road commercial strips
- Lorong 30 upper-Geylang location — materially quieter and more conventionally residential than the stigmatised lower-lorong addresses
- Boutique 64-unit scale — pool and gym are uncrowded; MCST community is manageable and personal
- Geylang address stigma is real and measurable — suppresses capital appreciation, limits buyer pool at resale, and creates financing friction with some banks
- Thin resale liquidity — only 20 recorded sales in the observable window; exit timelines are longer and price discovery is harder
- PSF volatile: S$1,063 average with a range from S$1,063 to S$1,274 over 4 years — thin volume makes each transaction disproportionately influential on averages
- Basic boutique facilities — no tennis court, no resort-scale amenity deck, no club lounge; 2014 vintage specification showing age
- Investment score 52/100 and en-bloc score 39/100 — below-average scores reflect limited capital appreciation runway and low collective sale probability
- Geylang Methodist Primary School adjacency brings school-hours noise from morning assembly and recess periods
- No covered walkway to either MRT station — 530–560m walks are exposed to rain without shelter for most of the route
- Wenul Properties developer brand carries minimal market recognition compared to CDL, GuocoLand, or MCL Land peers in D14
- Tenant profile dependent on rental demand for compact suites — any softening in the S$2,400–S$2,600 Geylang rental band directly affects yield arithmetic
Verdict
Suites 28 is, in the clearest terms, a structural pricing anomaly. A freehold condominium in the RCR with dual-line MRT access within 560 metres, a primary school 20 metres from the gate, a 3.51% gross yield, and a S$855,000 median price point does not exist anywhere else in Singapore in this configuration. The Geylang address is the reason — and it is a real reason, not a dismissible one. The neighbourhood suppresses capital appreciation, limits the buyer pool at resale, creates friction with certain tenant profiles, and carries a persistent stigma that affects financing, valuation, and marketability in ways that are difficult to fully quantify in advance.
For buyers who can engage with that trade-off honestly, Suites 28 delivers a compelling investment case. The freehold title is permanent — there is no lease running down, no collective sale pressure from a finite-leasehold clock, and no SERS relocation risk. The dual MRT connectivity is objective and physical: Aljunied EWL is 530 metres north-west, Dakota CCL is 560 metres south-east, and the commute times from this intersection to the CBD are genuinely competitive with residences at twice the price point. The 3.51% yield is above the typical freehold RCR average of 2.8–3.2%, reflecting the Geylang discount being partially absorbed by rental pricing that does not carry the same stigma penalty as resale pricing. The S$855,000 median is accessible to a broader buyer base than virtually any other freehold RCR address.
Suites 28 is the right answer for buyers who can hold freehold RCR property through rental yield rather than capital appreciation, who understand the Geylang internal geography, and who want the transit connectivity of a S$2M address at S$855,000 — accepting the neighbourhood discount as the explicit cost of that access arbitrage.
The clearest risk is not the neighbourhood stigma itself but what the stigma does to exit liquidity. With only 20 recorded transactions in the observable window, the resale market is thin. When a buyer needs to exit, they will face a smaller pool of willing purchasers, longer marketing periods, and greater price sensitivity than comparable developments in less stigmatised locations. Investors with a long hold horizon — 8–12 years — who can collect yield while waiting for either neighbourhood regeneration or a buyer willing to pay for the fundamentals rather than the address, are better positioned than investors who may need to exit on a shorter timeline or who are acquiring with near-term capital appreciation as the primary thesis.