Suites @ Guillemard
Overview & Key Facts
Suites @ Guillemard is a boutique freehold condominium of 72 units completed in 2014 along Lim Ah Woo Road in the heart of District 15. Developed by Oxley Land Pte Ltd — the development arm of Oxley Holdings, one of Singapore’s most prolific listed property developers with over 60 projects across the island and internationally — the development occupies a quiet residential address that belies its exceptional transport connectivity. With freehold tenure, a sub-$800,000 median transaction price, and a gross rental yield of 4.03%, Suites @ Guillemard makes a compelling case as one of the most accessible freehold income plays remaining in D15.
The development sits within the Guillemard Road corridor, a well-established residential and commercial strip that connects the Geylang area to the east Katong precinct. At just 72 units, the development has the intimacy of a boutique project while benefiting from the density of amenities associated with one of Singapore’s most vibrant urban neighbourhoods. The immediate precinct — bounded by Tanjong Katong to the south, Paya Lebar to the north, and Geylang to the west — is rich with hawker culture, independent dining, and community life that newer Orchard-fringe or CBD-adjacent developments cannot replicate.
The investment thesis for Suites @ Guillemard rests on three pillars: permanent freehold land title in a district where most new launches are leasehold, a rental market that has generated 191 recorded transactions across 72 units (a turnover rate of nearly 2.7x, signalling exceptional tenant demand), and dual MRT access within 600 metres including the critical Paya Lebar interchange. At an average PSF of $1,596 versus $2,640–$2,790 for newer freehold or leasehold peers, the entry point for freehold D15 is rarely this accessible.
The ShiokNest Score of 54/100 reflects an honest picture: this is not a trophy lifestyle development with resort facilities and a prestigious address. It is a practical, well-located freehold investment in a high-demand rental corridor, developed by a credible brand, and priced at a meaningful discount to the broader D15 market. For the right buyer — particularly the yield-focused investor or first-time freehold buyer — the discount is the opportunity.
Location & Connectivity
Suites @ Guillemard’s most remarkable locational attribute is one that rarely appears in a boutique 72-unit development: dual MRT stations within 600 metres, including a major interchange. Dakota MRT on the Circle Line (CC8) is approximately 580 m to the west, providing a direct link into the CBD via the Marina Bay ring. More significantly, Paya Lebar MRT — the EW/CCL interchange (EW8/CC9) — is approximately 590 m to the north. The Paya Lebar interchange is a critical node: it provides simultaneous access to the East-West Line direct to Changi Airport and the City Hall/Jurong corridor, as well as the Circle Line for one-change access to Orchard, Dhoby Ghaut, and Marina Bay. Tanjong Katong MRT (TE25) on the Thomson-East Coast Line is 950 m south, adding a third line within walking distance. Few condominiums in any district offer three-line access under one kilometre from the front door.
The neighbourhood character is distinctly D15: a blend of pre-war shophouses, post-war residential blocks, and newer condominiums strung along the Guillemard, Geylang, and Tanjong Katong corridors. The Paya Lebar Quarter (PLQ) commercial precinct — a mixed-use development with offices, mall, and hotels — is a short walk or two-stop MRT ride from the front gate, bringing a modern urban energy that has transformed what was once a purely residential quarter into a live-work-dine district. PLQ’s Paya Lebar Square and Kinex Mall provide comprehensive retail, dining, and supermarket options without requiring a car or a long bus ride.
The school ecosystem is exceptional for a development of this size. Kong Hwa School — a Chinese-medium SAP primary school with consistently strong PSLE results — is just 310 m from the development, well within MOE’s Phase 2B/2C registration radius, which draws school-priority families who represent a reliable and sticky buyer and tenant profile. Haig Girls School (490 m) and Geylang Methodist Primary (640 m) add further primary school options, while Geylang Methodist Secondary (460 m), Tao Nan School (940 m), and Broadrick Secondary (1.04 km) round out the secondary cluster. The breadth of this catchment is unusual for a sub-100-unit development and consistently attracts family tenants alongside investors.
The Guillemard corridor itself offers a lifestyle that money cannot easily replicate in newer precincts: Sims Vista Market & Food Centre, Old Airport Road Food Centre (one of Singapore’s most celebrated hawker destinations), and the independent restaurants and cafes of the Tanjong Katong and Joo Chiat strips are all within a 10–15 minute walk or one-stop MRT ride. The Geylang proximity that some buyers view cautiously is, in practice, a cultural and culinary asset — durian purveyors, late-night seafood restaurants, and the vibrant street life of one of Singapore’s most authentically local precincts are within cycling distance.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kong Hwa School | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Tanjong Katong Primary School | primary | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Broadrick Secondary School | secondary | ~1.0 km |
| EtonHouse International School (Broadrick) | international | ~1.0 km |
Facilities
As a boutique 72-unit development, Suites @ Guillemard offers a curated set of condominium facilities proportionate to its scale. The development features a swimming pool, gymnasium, BBQ pavilion, and landscaped common areas. The footprint is compact — this is not a resort-style mega-development with driving ranges and tennis courts — but the facilities are well-maintained and appropriately designed for the unit mix. Residents who prioritise facilities over connectivity and yield will find the offering adequate rather than exceptional; the development’s investment appeal lies primarily in its locational attributes, freehold tenure, and rental economics rather than an elaborate amenity programme.
The compact scale of the development is, in some respects, an advantage for maintenance: smaller resident pools mean facilities are less crowded, maintenance levies are generally predictable, and the sense of community in a 72-unit block is notably stronger than in large complexes. The pool area and gym are reported to be in good condition, and the management corporation has maintained the common areas to a standard consistent with a sub-10-year-old development. The development’s 2014 vintage means all mechanical and electrical systems are relatively modern, and the building fabric has not yet accumulated the maintenance backlog that characterises developments from the 1990s.
“The facilities are simple but everything works well and is never overcrowded. The pool is rarely busy, the gym has the basics I need, and the BBQ area is a nice touch for occasional get-togethers. What I really value is the location — I can walk to Paya Lebar MRT in 7 minutes and be at Raffles Place before 9am without stressing. Kong Hwa School is literally 5 minutes’ walk for my kids, which was the deciding factor for us buying here. A large resort-style condo would feel excessive for how little time we spend at home.”
— Owner-occupier, 2-bedroom unit, residing since 2018 (PropertyGuru)
Unit Sizes & Layout
Suites @ Guillemard offers a mix of studio, one-bedroom, two-bedroom, and three-bedroom units across its seven-storey block. The unit sizes reflect the practical-urban design philosophy typical of Oxley’s D15 boutique projects: efficient floor plates optimised for rental appeal rather than owner-occupier showpiece living. Studio and one-bedroom units anchor the sub-$800,000 price band, making them accessible to a wide buyer pool including HDB upgraders, first-time freehold buyers, and investors seeking modest quantum with maximum yield. The median transaction price of $775,000 is notably rare for a freehold property in RCR District 15 — a district where leasehold new launches routinely breach $2,000 psf and freehold options from comparable developers trade at significant premiums.
The 2014 completion gives units a modern specification that requires minimal immediate renovation outlay compared to 1990s-era developments. Kitchen layouts, bathroom fittings, and floor finishes are contemporary and functional. At an average PSF of $1,596, buyers acquire freehold land at roughly 57 cents for every dollar spent on comparable new-launch freehold neighbours like The Continuum ($2,790 psf). The permanence of freehold tenure means no lease-decay depreciation, no CPF restriction timelines, and no bank LTV pressure as the development ages — the financial implications compound positively over decades relative to leasehold alternatives.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 10 | $1,720 | $663,600 |
| 1 BR | 3 | $1,491 | $786,496 |
| 2 BR | 5 | $1,304 | $1,093,600 |
| 3 BR | 1 | $1,055 | $1,090,000 |
Pricing & Market Position
Based on 19 recorded transactions, sale prices range from $528,000 to $1,150,000, averaging $818,605 (~$1,596 psf).
Rents range from $1,400 to $4,400 per month across 195 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 22.4% (from $1,304 to $1,596 psf).
Neighbourhood Comparison
In District 15, Suites @ Guillemard ($1,596 psf, freehold, 2014) positions itself in a radically different tier from the wave of new-launch condominiums that have reshaped the D15 landscape. The Continuum ($2,790 psf, freehold, 2022–2024 completion, 816 units) is the closest freehold comparator — and the PSF gap is $1,194, or 43%. That premium buys a brand-new development with resort-scale facilities, a prestigious Thiam Siew Avenue address, and the full financing flexibility of a freshly launched freehold; it does not, however, buy better MRT access (The Continuum is 700 m to Dakota, 830 m to Paya Lebar). Buyers who can absorb the quantum difference and prioritise capital appreciation and facilities over yield will rationally choose The Continuum. Buyers for whom the $1,194-per-sqft discount and 4.03% yield are the primary value proposition will find Suites @ Guillemard the more financially efficient vehicle.
Against leasehold new launches, the comparison is even more stark. Grand Dunman ($2,537 psf, 99-year from 2022, 1,008 units) and Emerald of Katong ($2,640 psf, 99-year from 2023, 846 units) both trade at a 59–65% premium to Suites @ Guillemard on a per-sqft basis, while offering a depreciating 99-year lease versus permanent freehold title. Tembusu Grand ($2,461 psf, 99-year from 2022, 638 units) and Amber Park ($2,537 psf, freehold, 592 units) each command premiums of 54–59% over Suites @ Guillemard. The conclusion is not that the newer launches are overpriced — they offer substantially newer builds, larger facilities, and greater amenity density — but that Suites @ Guillemard, for the right buyer profile, offers freehold D15 access at a price point that no new launch can match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES @ GUILLEMARD | Freehold | 2014 | 72 | $1,596 |
| 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 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates SUITES @ GUILLEMARD across multiple dimensions.
What Residents Say
“I bought a one-bedder here in 2020 primarily for the location and freehold status. It has been rented out continuously at around $2,600 per month — zero vacancy across four years. The Paya Lebar MRT interchange is my tenants’ top reason for choosing the unit; they are young professionals who rely entirely on public transport. At the price I paid, the yield has been over 4% consistently. Yes, it is not a fancy development with a resort pool and tennis courts, but that is not what my tenant profile is looking for, and frankly, boutique developments with less competition for rentals often command better relative yields.”
— Investor-owner, one-bedroom unit, since 2020 (EdgeProp)
“We bought here specifically because of Kong Hwa School. My son is in Primary 3 now and the walk to school is 5 minutes — it has been life-changing for the family. The MRT access is exceptional; I take Dakota to Circle Line every morning to my office at one-north and it is seamless. The unit is compact but we have made it work. My only wish is that the facilities were a little more generous — a squash court or a bigger gym would be nice — but for what we paid for freehold D15, I would make the same decision again without hesitation.”
— Owner-occupier, two-bedroom unit, residing since 2019 (PropertyGuru)
“I have rented a studio here for two years and love the location. Old Airport Road hawker centre is a 15-minute walk, Paya Lebar Quarter is one MRT stop away for anything I need, and the neighbourhood has a real community feel that the newer glass-and-steel towers along Tanjong Katong Road do not. The building is well-managed, quiet, and clean. If I were ever in a position to buy in this area, I would be looking at Suites @ Guillemard seriously — the size suits a single person perfectly and the commute is unbeatable.”
— Tenant, studio unit, since 2023 (SingaporeExpats)
Strengths & Weaknesses
- Dual MRT within 600 m: Dakota CCL 580 m + Paya Lebar EW/CCL interchange 590 m — three lines accessible
- Freehold tenure in RCR D15 — permanent title, no lease decay, no CPF restriction as development ages
- Gross yield 4.03% — exceptional for freehold D15; 191 rentals on 72 units signals deep tenant demand
- Kong Hwa School (SAP primary) just 310 m — within MOE Phase 2B registration radius for priority balloting
- Accessible median entry price of $775,000 — one of the few freehold D15 sub-$800K options in current market
- Oxley Holdings pedigree — listed developer with 60+ Singapore projects, strong brand credibility
- PSF $1,596 vs The Continuum FH $2,790 — 43% cheaper freehold within the same D15 district
- Paya Lebar Quarter precinct uplift: PLQ mall, offices, and lifestyle infrastructure within one MRT stop
- 2014 completion — modern specifications, minimal near-term capex vs 1990s-era developments
- Quiet residential address on Lim Ah Woo Road — urban amenities accessible, traffic noise manageable
- Profitability score 39/100 — PSF has plateaued at $1,596-1,637 range; limited near-term capital gain expected
- Modest facilities for a condominium: pool and gym only — no tennis courts, function rooms, or resort amenities
- Proximity to Geylang may concern some buyers or limit resale pool despite being a cultural/culinary asset
- Small 72-unit development — lower liquidity; fewer comparable transactions make pricing less transparent
- Compact unit sizes — studio/1BR units not suited for families or buyers needing 3+ bedrooms
- Competition from new launches (Grand Dunman, Emerald of Katong, The Continuum) within 1 km may cap PSF upside
- ShiokNest Score 54/100 — below-average overall composite; development is functional rather than exceptional
- No dedicated car park visitor allocation common in boutique developments — street parking limited on Lim Ah Woo Road
Verdict
Suites @ Guillemard presents a clear and internally consistent investment thesis that is best understood through the lens of income rather than capital appreciation. The 4.03% gross yield — generated across 191 recorded rental transactions on just 72 units — is exceptional for a freehold D15 property in the current market. The rental demand is not theoretical: the near-2.7x transaction-to-unit ratio reveals a development where units are regularly tenanted and re-tenanted, fuelled by the dual MRT advantage (Dakota 580 m, Paya Lebar interchange 590 m), Kong Hwa School proximity at 310 m, and the lifestyle richness of the Guillemard-Paya Lebar corridor. The Investment Score of 66/100 — strong relative to many D15 peers — reflects this rental economics strength, the freehold tenure upside, and MRT-driven tenant demand. These are precisely the structural factors that sustain yields through market cycles.
The honest counterpoint is the Profitability Score of 39/100, which reflects a PSF trajectory that has plateaued rather than surged. The five-year trend of $1,304 → $1,640 → $1,637 → $1,606 → $1,596 tells the story clearly: there was a significant initial re-rating upward (likely as the Paya Lebar precinct and TEL pipeline became better understood), but the current range of $1,596–$1,637 suggests that capital gain momentum has stalled. This is partly a function of the development’s age and modest facilities relative to newer launches, and partly a reflection of the highly competitive D15 landscape where buyers now have access to Grand Dunman, Emerald of Katong, and The Continuum at various price points and tenures. Buyers who purchased in 2019–2021 during the PSF run-up have captured most of the rerating gain; subsequent buyers are likely to be rewarded primarily through yield rather than further capital appreciation in the near term.
The verdict is therefore profile-dependent. For the buy-to-let investor seeking a freehold asset in a proven high-yield D15 micro-market with genuine MRT interchange access: Suites @ Guillemard is a compelling proposition at current pricing. For the first-timer seeking freehold entry below $800K in RCR with the security of permanent tenure and a liquid rental market backstop: the development is one of very few options that meet this criterion in D15. For the capital-appreciation buyer expecting PSF to converge toward Grand Dunman or Emerald of Katong levels: the age, facilities gap, and competitive new-supply environment make that thesis difficult to sustain. Buy it for the yield; appreciate the freehold permanence; manage expectations on near-term capital gain.