Suites Twenty-two
Overview & Key Facts
Suites Twenty-Two is a freehold boutique condominium on Lorong G Telok Kurau in District 15 — a quiet residential street tucked within the established Telok Kurau enclave, a few minutes’ drive from the East Coast. Developed by Noble Land Development Pte Ltd and completed in 2005, the development comprises just 22 units, placing it firmly in the category of ultra-boutique condominiums where privacy, exclusivity, and a low-maintenance communal environment are the primary draws.
Noble Land is a smaller Singapore developer with a track record of boutique freehold projects across Districts 14 and 15. Their developments are not known for grand facilities statements; instead, they tend to deliver well-positioned freehold sites in established residential streets at entry-level price points relative to the district. Suites Twenty-Two fits that profile precisely: a freehold address in D15 at a median price of S$1.46 million, a figure that would have been unachievable in a larger, newer development anywhere near the same corridor.
The Telok Kurau precinct — a grid of lettered Lorong streets running off Telok Kurau Road — has long attracted buyers seeking an unpretentious, residential-street ambience. The streets are lined with a mix of older walk-up apartments, boutique condominiums, and landed terrace houses, creating a low-rise character that newer mass-market projects in the district cannot replicate. For buyers who value the texture of an established neighbourhood over resort-style facilities, Suites Twenty-Two occupies a genuinely distinctive niche.
Location & Connectivity
The honest story on transport is this: Lorong G Telok Kurau is not within comfortable walking distance of any MRT station. The nearest operational option is Marine Terrace MRT on the Thomson-East Coast Line (TEL), at approximately 0.9 to 1.0 km depending on the walking route — just at the outer edge of what most residents would consider a daily walking commute in Singapore’s heat. Kembangan MRT (East-West Line) is slightly further at roughly 1.0 to 1.2 km. In practice, most residents rely on a short bus connection or private transport to reach the MRT network. Bus services along Telok Kurau Road and the surrounding streets connect to Eunos MRT (East-West Line) and to the wider East Coast bus corridor.
For drivers, the location is considerably more practical. The East Coast Parkway (ECP) is accessible within five minutes, making the CBD reachable in around 15 to 20 minutes during off-peak hours. Paya Lebar, Katong, and Marine Parade are all under 10 minutes by car. East Coast Park is reachable in 5 to 7 minutes — a genuine lifestyle asset for families and fitness-oriented residents who want access to the park connector, cycling paths, and beachside dining without needing to leave the district.
For everyday errands, Telok Kurau Road itself has a clutch of coffee shops, provision shops, and neighbourhood eateries within short walking distance. The Joo Chiat and Katong strip — a perennial favourite for Peranakan food and independent cafes — is roughly 10 minutes on foot or a very short drive. Parkway Parade at Marine Parade serves as the nearest major mall, housing a Cold Storage, cinema, and full food court range. KINEX at Old Airport Road adds another retail option slightly to the north.
Facilities
Suites Twenty-Two offers what you would expect from a 22-unit boutique development completed in 2005: a small swimming pool, a basic gymnasium, and communal gardens — functional essentials, not resort-style amenities. Noble Land’s developments are not positioned as facilities showcases, and buyers who have previously lived in larger condominiums will notice the difference immediately. There is no tennis court, no function room, no children’s playground, and no BBQ pit cluster. The maintenance fees are correspondingly lower, which suits owner-occupiers and investors who have no interest in subsidising facilities they will never use.
“Very peaceful living environment. Because there are only 22 units, you actually get to know your neighbours. The pool is small but never crowded. We love how quiet it is compared to the mega-developments nearby.”
— Resident review via EdgeProp
The trade-off is straightforward: what the development lacks in amenity breadth, it compensates for in intimacy. With only 22 units, pool and gym are never crowded. Management is simpler, MCST AGMs are less contentious, and the condo management fee — while not publicly advertised — is likely lower per unit than a large development carrying resort-scale facilities. For owner-occupiers who prefer to use the public pools, community clubs, or East Coast Park recreational facilities rather than in-compound amenities, this is a non-issue.
Unit Sizes & Layout
Suites Twenty-Two was built in 2005, when Singapore developers were still constructing units at sizes that feel generous by contemporary standards. Buyers can reasonably expect two- and three-bedroom configurations in the 900 to 1,400 sqft range — comparable to what new launches in D15 today would classify as three-bedroom premium or three-bedroom plus study. At a median transaction price of S$1.46 million, buyers are acquiring floor area that would cost S$2.0 to 2.3 million in a newly launched 99-year project in the same district. The freehold tenure means there is no lease decay to price into the holding period — a structurally important difference from the 99-year competing launches at Grand Dunman, Emerald of Katong, and The Continuum.
At 22 units, the development has limited stack diversity. Units will generally have consistent orientations, and buyers should verify directly with agents whether preferred floors and orientations are available on resale. The 2005 construction vintage means that original finishings are dated by 2026 standards; most buyers entering at this price point should budget S$50,000 to S$80,000 for a meaningful renovation. That spend is typically well-recovered in rental income and resale value given the freehold tenure and D15 address.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,317 | $1,425,000 |
| 5 BR | 1 | $1,365 | $2,600,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $1,310,000 to $2,600,000, averaging $1,620,833 (~$1,365 psf).
Rents range from $2,300 to $5,400 per month across 18 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 11% (from $1,229 to $1,365 psf).
Neighbourhood Comparison
The most direct comparisons in the Telok Kurau–Katong corridor are at completely different price and scale points. Grand Dunman (99yr, 2022, 1,008 units, ~S$2,537 psf), Emerald of Katong (99yr, 2023, 846 units, ~S$2,640 psf), and The Continuum (freehold, 816 units, ~S$2,790 psf) are all newer, larger, better-connected, and significantly more expensive. Suites Twenty-Two at S$1,365 psf is not competing with these on facilities or MRT access — it is competing on what they cannot offer: a sub-S$1.5 million freehold entry point in D15 with generous room sizes, a quiet residential street, and no 99-year lease clock. Amber Park (freehold, 592 units, ~S$2,540 psf) is the nearest freehold comparison, but at a substantial PSF premium and with correspondingly higher quantum.
For buyers whose primary concern is not facilities but tenure security, space, and value relative to the D15 freehold market, Suites Twenty-Two presents a compelling discount that the newer launches structurally cannot close. The question is whether the 21-year building age and renovation requirement are acceptable trade-offs for a buyer entering a neighbourhood they intend to hold for 10 to 20 years — and for the right profile, the answer is often yes.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| SUITES TWENTY-TWO | Freehold | 2005 | 22 | $1,365 |
| 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 TWENTY-TWO across multiple dimensions.
What Residents Say
“We’ve lived here for five years and have no intention of moving. The Lorong G street is wonderfully quiet at night, the neighbours are considerate, and the management council is efficient because there are so few units. East Coast Park is a short Grab ride for weekend cycling.”
— Resident review via PropertyGuru
“Honest review: facilities are minimal and the building is dated. We renovated heavily when we moved in. But the freehold address in D15 at this price point is genuinely hard to find, and the rental yield has been solid. Our tenants are always professionals or expat families who value the quiet neighbourhood over the lack of a gym.”
— Owner-investor review via EdgeProp
“Small pool, old gym equipment, only 22 units. Not for everyone. But if you want a freehold condo in Telok Kurau that isn’t a shoebox and doesn’t cost S$2.5 million, this is one of the very few options. MRT is the main inconvenience — we take the bus to Eunos most days.”
— Resident review via 99.co
The pattern across resident feedback is consistent: those who chose Suites Twenty-Two knowing its limitations are satisfied. The peace and quiet, the small-community feel, and the freehold value proposition are repeatedly cited as positives. The recurring friction points are the MRT distance for non-drivers and the dated building finishings — both factored into the pricing and both addressable with a renovation budget. Rental demand is steady from professionals and expat families who work in the East Coast corridor or drive to the CBD and want a residential-street environment rather than a high-rise block.
Strengths & Weaknesses
- Freehold tenure — no lease decay, full ownership in perpetuity
- D15 address at S$1,365 psf vs S$2,537–$2,790 psf for new D15 launches
- Sub-S$1.5M median entry price for a freehold condo in Katong corridor
- Gross yield of 3.45% — solid for the freehold segment
- Quiet residential street character in established Telok Kurau enclave
- Ultra-boutique scale (22 units) — no pool crowds, no contested bookings
- Lower maintenance fees vs large facilities-heavy developments
- Marine Terrace TEL now ~0.9km — better MRT access than pre-2024
- East Coast Park reachable in under 10 minutes by car
- En-bloc potential on freehold D15 land site (cyclical interest)
- MRT not walkable — ~0.9–1.0km to Marine Terrace TEL, bus or car needed daily
- Walkability score N/A — limited MRT proximity penalises investment metrics
- Minimal facilities — small pool and basic gym only, no tennis or function room
- 21-year-old building (TOP 2005) — dated finishings, renovation budget required
- Only 6 resale transactions in system — thin liquidity, limited price discovery
- Investment score 28/100 and ShiokNest 26/100 reflect structural limitations
- No dedicated children's play area or BBQ pits
- Noble Land developer — limited brand recognition vs CDL, UOL, Frasers
- PSF trend shows recent dip (S$1,581→S$1,365) — liquidity risk in boutique market
Verdict
Suites Twenty-Two is a niche buy — and that is not a criticism. There is a clear and defensible case for it: freehold tenure in D15 at a median price of S$1.46 million, delivering a gross yield of approximately 3.45% at current rental levels. For an investor who values tenure certainty, quiet street environment, and the prestige of a D15 freehold address, the development delivers more than its ShiokNest score of 26 might suggest. That score penalises heavily for walkability and MRT access — legitimate concerns for households who depend on public transport — but less relevant for car-owning households or investors focused on rental yield rather than own-stay liveability.
The investment score of 28 and en-bloc score of 47 tell a more nuanced story. En-bloc potential exists — at 22 units on a freehold site in D15, the land value per unit would be significant in a successful collective sale — but 22 units also means that finding a developer willing to pay a premium over existing value requires a particularly attractive plot ratio and development context. Boutique freehold condos in Telok Kurau have seen en-bloc interest cyclically, particularly during the 2017–2018 and 2021–2022 cycles. The next cycle may bring the development into play, but it should not be the primary investment thesis.
For the right buyer — typically a Singaporean or PR household with one or two cars, school-age children, and a preference for a quiet residential street over a buzzy urban hub — Suites Twenty-Two offers genuine value. The PSF at S$1,365 in the last 12 months sits far below comparable freehold D15 alternatives, and the gross yield of 3.45% is respectable for the freehold segment. The limitations are real and should not be glossed over: limited facilities, a 21-year-old building needing renovation, and MRT access that is inconvenient for daily commuters. But these are known and priced in.