The Azzuro
Overview & Key Facts
The Azzuro is a compact freehold boutique condominium tucked along Lorong H Telok Kurau in the heart of District 15. Completed in 2011 and developed by Roxy Homes Pte Ltd — a local developer with a proven track record in boutique East Coast projects — the development comprises just 15 units spread across five storeys. Its small scale is its defining character: residents enjoy a quiet, low-density lifestyle far removed from the bustle of mega-developments, in a neighbourhood long favoured by expats, young professionals and owner-occupiers who prize the Katong-Telok Kurau enclave.
The development sits within one of Singapore's most storied residential corridors. Lorong H Telok Kurau is lined with a mix of older landed homes, boutique condos and conservation shophouses, giving the street an unhurried, village-like atmosphere that newer projects further west struggle to replicate. With a freehold tenure, The Azzuro occupies a genuinely rare position in a land-scarce city where most new supply arrives on 99-year leases. That permanence resonates strongly with buyers seeking a generational asset rather than a depreciating leasehold clock.
With only three recorded resale transactions and a median price around $1.56 million, The Azzuro trades at a significant discount to the headline PSF figures dominating today's D15 new-launch market. This positions the development as a value-oriented entry into freehold East Coast living — though buyers should weigh the limited liquidity and age of the development against the perpetual tenure and neighbourhood appeal.
Location & Connectivity
Lorong H Telok Kurau places The Azzuro squarely within the broader Telok Kurau enclave — a low-rise, tree-lined pocket of District 15 that stretches between Joo Chiat Road and Upper East Coast Road. The area is characterised by a pleasing mix of heritage conservation rows, good-class bungalows and small-scale condominiums, lending it a residential intimacy that belies its proximity to the city. Marine Parade Road and East Coast Road — two of Singapore's most vibrant lifestyle corridors, packed with Peranakan restaurants, independent cafes, bakeries and artisanal shops — are reachable on foot within ten to fifteen minutes.
Connectivity by MRT has improved markedly with the completion of the Thomson-East Coast Line. Kembangan MRT (EW) is the nearest station at 0.42 km, while Marine Terrace MRT (TE) on the TEL sits 1.17 km away, opening a one-transfer route to the CBD, Marina Bay and Orchard Road. Eunos MRT (EW) at 1.23 km provides a second EW Line access point. Residents who drive enjoy ready access to the East Coast Parkway (ECP) and Pan-Island Expressway (PIE), placing Raffles Place within a fifteen-minute off-peak drive.
East Coast Park: Your Backyard Greenway
The Azzuro is roughly 1.5 km from East Coast Park, Singapore's most popular recreational beachfront. Via the Siglap Park Connector — accessible on foot or bicycle from Lorong H Telok Kurau — residents can reach the park's 15 km of cycling paths, beach volleyball courts, kayaking lagoons and hawker clusters in under twenty minutes on two wheels. For a development that lacks its own expansive grounds, this public green corridor effectively functions as an extended amenity.
Families are well served by a cluster of reputable schools within close range. Telok Kurau Primary School is a mere 0.49 km away — within the coveted 1 km priority registration radius — while Chung Cheng High School (Main) sits 1.07 km away and East Coast Primary is 1.32 km distant. The neighbourhood also falls within the catchment of Tao Nan School and Victoria School, both accessible within two to three bus stops.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Chung Cheng High School (Main) | secondary | ~1.1 km |
| East Coast Primary School | primary | ~1.3 km |
| Global Indian International School (GIIS East Coast) | international | ~1.3 km |
| Canossa Catholic Primary School | primary | ~1.4 km |
| Tanjong Katong Girls' School | secondary | ~1.7 km |
| Temasek Junior College | jc | ~1.7 km |
| Canadian International School (Tanjong Katong) | international | ~1.8 km |
Facilities
As a 15-unit boutique development, The Azzuro does not attempt to compete with the resort-style amenity packages of larger condominiums. What it does offer is a curated set of essentials: a swimming pool with Jacuzzi, a gym, a BBQ pit, parking, and 24-hour security. These facilities are appropriately scaled for the resident community — the pool is unlikely to ever feel crowded, and maintenance fees remain relatively modest compared to larger developments with sprawling facilities that require proportionally higher upkeep. The intimate scale means residents typically know their neighbours by name, fostering a sense of community rarely found in large-scale projects.
For residents who value a quiet swim at dawn or a private BBQ evening without booking ballots, The Azzuro's compact facilities are a genuine lifestyle advantage — boutique condos of this size are essentially private clubs where shared spaces feel personal rather than institutional.
Unit Sizes & Layout
The Azzuro offers five unit configurations across its 15 homes. The most plentiful are the one-bedroom-plus-study units at 646 sq ft, which account for six of the fifteen residences and represent the development's primary rental and investor proposition. Three two-bedroom units at 861 sq ft and three three-bedroom units at 1,098 sq ft cater to small families and couples seeking more space. At the top of the stack sit three penthouse units — two three-bedroom penthouses ranging from 1,765 to 2,121 sq ft and one three-bedroom-plus-study penthouse at 1,841 sq ft — which offer private rooftop terraces and the kind of sprawling indoor-outdoor living space rarely found outside landed housing in D15.
Penthouse Potential in D15
The three penthouse units at The Azzuro represent a compelling value play for buyers seeking generous footprints in freehold East Coast property. At 1,765–2,121 sq ft, these homes offer spatial parity with some three-bedroom landed terraces but with the convenience of condo living and security. Given the scarcity of large freehold units in the Telok Kurau enclave, re-sale and rental demand for these upper-floor homes has historically commanded a premium over the smaller stack.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,350 | $872,000 |
| 3 BR | 1 | $1,421 | $1,560,000 |
| 4 BR | 1 | $1,257 | $2,300,000 |
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $872,000 to $2,300,000, averaging $1,577,333.
Rents range from $3,300 to $4,900 per month across 5 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2022 to 2024, the average PSF has declined by 6.9% (from $1,350 to $1,257 psf).
Neighbourhood Comparison
Against the dominant new-launch cohort in the D15 corridor, The Azzuro occupies a very different value tier. Grand Dunman ($2,537 PSF, 99-year), Emerald of Katong ($2,640 PSF, 99-year), The Continuum ($2,790 PSF, freehold), Tembusu Grand ($2,461 PSF, 99-year) and Amber Park ($2,540 PSF, freehold) all command PSF premiums of between 80% and 110% above The Azzuro's implied resale levels. While the new launches offer superior finishes, more extensive facilities, and stronger near-term price momentum driven by OTP activity, their leasehold tenures (for most) and substantially higher absolute prices narrow the capital-preservation argument over a 20–30 year hold.
The Azzuro's most credible competitors are other boutique freehold resale condominiums in the Telok Kurau micromarket — projects like Telok Kurau Lodge, Lorong H Telok Kurau terraces, and other Roxy Homes boutiques in the vicinity. Within this cohort, The Azzuro's combination of pool, gym, 24-hour security and established freehold land lot provides reasonable value. Buyers comparing freehold alternatives should weigh floor area efficiency, condition of common property and remaining unit mix carefully, as price-per-sqft comparisons across these small projects can be materially skewed by a single outlier transaction.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE AZZURO | Freehold | 2011 | 15 | — |
| 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 THE AZZURO across multiple dimensions.
What Residents Say
"We chose The Azzuro specifically because of the freehold tenure and the neighbourhood — Telok Kurau has this quiet, old-money East Coast feel that you just can't find in the new launches. It feels like a private house with pool, not a condo. The neighbours all know each other."
— Owner-occupier, 3-bedroom unit, purchased 2019
"As an expat family, we loved the proximity to Telok Kurau Primary and the short walk to the Joo Chiat cafes. The unit was spacious enough for two kids, and the pool being small is actually a plus — my children practically had it to themselves on weekday evenings."
— Expatriate tenant, 3-bedroom unit, 2022–2024
"I rented the 1-bedroom-plus-study as my first solo place after leaving my parents' home. The price was very reasonable for a freehold condo in D15, and the neighbourhood is incredibly safe and walkable. East Coast Park is genuinely bikeable from the doorstep."
— Young professional tenant, 1-bedroom+study unit, 2023–2024
Strengths & Weaknesses
- Freehold tenure — perpetual land ownership with no lease decay
- Boutique scale of 15 units delivers privacy and a genuine community feel
- Strong school proximity — Telok Kurau Primary within 0.49 km (1 km priority ballot zone)
- Kembangan MRT (EW) at 0.42 km; Marine Terrace MRT (TEL) at 1.17 km for multi-line access
- Significantly lower PSF than new-launch neighbours — meaningful value entry into D15 freehold
- Access to East Coast Park via Siglap Park Connector for cycling and recreation
- Vibrant Joo Chiat–East Coast Road lifestyle precinct within walking distance
- Penthouse units offer rare 1,765–2,121 sq ft freehold footprints in D15
- Quiet, low-density Lorong H Telok Kurau street — minimal through traffic
- Established Roxy Homes developer with track record in boutique East Coast projects
- Very low transaction volume (3 recorded resale sales) — thin market and imprecise price discovery
- Gross yield of 3.46% is modest — below the threshold many investors target in D15
- Limited facilities — no tennis court, function room, or concierge compared to full-facility condos
- PSF trend shows volatility (yr0 $1,350 → yr1 $1,421 → yr2 $1,257) — no consistent appreciation signal
- Older development (TOP 2011) — finishes and fittings likely require renovation allowance
- Small resident community limits on-site vibrancy and may reduce rental pool depth
- Kembangan MRT is 0.42 km — comfortable walk but not true walk-to-station convenience
- Low ShiokNest score (35/100) and investment score (45/100) reflect limited near-term capital growth prospects
Verdict
The Azzuro suits a specific and well-defined buyer profile: those who prioritise freehold tenure, neighbourhood character and boutique exclusivity over facilities depth or new-launch cachet. At a median resale price of approximately $1.56 million and implied PSF levels well below the competing new-launch corridor, the development offers meaningful value within D15 — particularly for buyers anchored to the Telok Kurau-Joo Chiat enclave for lifestyle or schooling reasons. The one-bedroom-plus-study units at 646 sq ft provide a sensible rental entry point, with current yields running at approximately 3.46% gross — modest but consistent with freehold East Coast norms.
Investors should note the development's limited transaction liquidity: with only three recorded resale transactions, price discovery is imprecise and exit timelines may be longer than in higher-volume developments. The age of the development (TOP 2011) means some fittings and finishes will require upgrading, and buyers should factor renovation costs into their acquisition budget. The absence of a tennis court, function room or concierge services will also deter buyers accustomed to full-facility developments.
For renters, The Azzuro offers a quiet, low-rise East Coast address at rental levels meaningfully below the headline rates of new TEL-adjacent developments, making it attractive to expat families and professionals who value neighbourhood ambience and proximity to East Coast Park over brand-new finishes. Overall verdict: Buy for freehold patient capital with a long hold horizon; Rent for lifestyle-driven East Coast seekers on a mid-range budget; Avoid if liquidity, top-tier facilities or rapid capital appreciation are primary objectives.