The Cristallo
Overview & Key Facts
The Cristallo is a 74-unit freehold condominium at 70 Lorong K Telok Kurau in District 15, developed by Tiong Aik Investments Pte Ltd and completed in 2014. Comprising three low-rise blocks of five storeys set within the Telok Kurau landed residential enclave, The Cristallo embodies the boutique condominium model that has made this corner of D15 one of Singapore’s most consistently sought-after addresses for freehold ownership: a small, private community on freehold land, embedded in a quiet neighbourhood of predominantly landed homes, within easy reach of the East Coast lifestyle corridor.
At 74 units, The Cristallo is a genuinely intimate development — neither a mass-market high-rise nor the sub-20-unit niche products that characterise the very smallest Telok Kurau redevelopments. The scale is purposeful: sufficient critical mass to support a full amenity programme including swimming pool, gymnasium, and outdoor recreational facilities, while retaining the community character and operational efficiency that boutique owners prize. The three-block, five-storey configuration keeps building density low and preserves the human scale that defines Lorong K Telok Kurau as a residential streetscape.
With an average transacted PSF of $1,397 and an average transaction price of approximately $1.02 million, The Cristallo occupies a compelling value position within the D15 freehold landscape. The $1,397 PSF figure represents the Telok Kurau enclave’s unique market dynamic: freehold land in a low-density residential zone, with none of the premium that seafront or Katong heritage addresses command, but with the permanence and quiet character that owner-occupiers and long-hold investors consistently value in this corridor. The development is notably more accessible in price terms than comparable D15 freehold products along the Amber Road and Meyer Road seafront strips, where PSF figures for comparable vintage regularly exceed $1,800–$2,000.
The implied gross rental yield of approximately 3.0% — based on average rent of $2,685 per month and an average unit area of approximately 759 sqft — is meaningfully above the 1.8–2.2% yields typical of premium D15 seafront freehold products, reflecting the practical observation that Telok Kurau rental demand is driven by tenant value-seeking within D15 rather than prestige-address premium. For investors and owner-occupiers alike, The Cristallo’s proposition centres on freehold permanence, boutique community character, and established neighbourhood quality rather than headline PSF appreciation or yield maximisation.
Location & Connectivity
Lorong K Telok Kurau sits within one of District 15’s most characterful residential pockets: the Telok Kurau landed enclave, a network of quiet lorongs (lanes) running between Telok Kurau Road and Upper East Coast Road that retains a predominantly low-density character despite being well within the broader East Coast urban catchment. The streetscape along Lorong K is defined by semi-detached and detached landed properties interspersed with small boutique condominiums — a residential grain that is unusual for a location only 8 kilometres from the CBD and reinforces the sense of a private residential community rather than a dense urban neighbourhood.
The nearest MRT station is Kembangan MRT (EW6) on the East West Line, approximately 920 metres from The Cristallo — a walk of around 11–13 minutes depending on route. Kembangan EWL provides direct access to Paya Lebar interchange (2 stops, connecting the Circle Line), Eunos (1 stop), Bedok (2 stops east), and the City Hall–Raffles Place CBD corridor westward without transfer. For TEL connectivity, Marine Terrace MRT (TE27) on the Thomson–East Coast Line is approximately 1.1 kilometres away, providing direct TEL access toward Gardens by the Bay, Marina Bay, and the city centre. The dual-station access to both EWL and TEL meaningfully expands connectivity options for residents.
The lifestyle geography of Lorong K Telok Kurau is strongly oriented toward East Coast’s distinctive combination of neighbourhood dining, green recreation, and beach amenity. East Coast Park — Singapore’s most popular recreational coastal park, spanning 15 kilometres of seafront — is approximately 1.3 kilometres south, easily reached by cycling or a 15-minute walk. The Katong–Joo Chiat food and culture precinct — Singapore’s most celebrated Peranakan neighbourhood, with a concentration of heritage shophouses, independent restaurants, and heritage cafes unlike anywhere else on the island — is approximately 10–15 minutes by car or bus.
Daily convenience is well-served within a short radius. A NTUC FairPrice supermarket is accessible along Telok Kurau Road; Cold Storage at Siglap Centre and the broader Siglap commercial strip are within 10 minutes by car. The Bedok Town Centre — with its hawker centre, community library, sports complex, and major retail — is approximately 10 minutes by bus or car. For families, CHIJ (Katong) Primary School at approximately 720 metres and Tao Nan School at approximately 850 metres are within the 1-kilometre priority admission radius for both schools — a meaningful practical advantage for primary school planning.
The Pan-Island Expressway (PIE), East Coast Parkway (ECP), and Kallang-Paya Lebar Expressway (KPE) are all accessible within 10 minutes by car from Lorong K, making the address well-positioned for vehicle-dependent commuters heading to the CBD, Changi Airport, or the industrial corridors of the north. The ECP provides a direct 15–20-minute drive to the CBD in off-peak conditions.
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 | ~1.2 km |
| Canossa Catholic Primary School | primary | ~1.2 km |
| Tanjong Katong Girls' School | secondary | ~1.3 km |
| Canadian International School (Tanjong Katong) | international | ~1.3 km |
| Broadrick Secondary School | secondary | ~1.4 km |
| EtonHouse International School (Broadrick) | international | ~1.4 km |
| CHIJ (Katong) Primary | primary | ~1.4 km |
Facilities
For a 74-unit boutique development, The Cristallo delivers a well-considered amenity programme that goes beyond the minimal pool-and-letterbox offering of the smallest Telok Kurau redevelopments. The facilities are designed around the resort-style leisure aesthetic that Tiong Aik brought to this development: a main swimming pool complemented by a reflective pool, a pool deck for relaxing and sunbathing, indoor gymnasium, outdoor gym, children’s play area, pavilion, leisure sitting lawn, and a leisure path within the landscaped grounds.
The swimming pool is the centrepiece of the outdoor amenity. In a 74-unit development, the pool-to-resident ratio is notably better than in larger mass-market condominiums — residents rarely encounter the crowding that characterises facilities in 300–500-unit developments. The reflective pool and pool deck add a visual and social dimension to the poolside experience, creating the landscaped resort aesthetic that distinguishes well-conceived boutique condominiums from purely functional small developments. The outdoor gym complements the indoor gymnasium for residents who prefer al-fresco exercise.
The facilities footprint is appropriate to the development’s scale and price positioning. The Cristallo is not competing with the multi-pool, tennis court, clubhouse, and sky-terrace amenity decks of the larger D15 luxury developments like Silversea or Amber Park — nor does its PSF pricing suggest it should. What the development delivers is a complete resort-style leisure environment at a scale that works: a well-maintained pool, a functional gym, pleasant outdoor spaces, and 24-hour security — the fundamentals done well, without the management complexity and sinking fund demands of grand amenity programmes in small developments.
The 24-hour guardhouse provides security coverage consistent with the development’s residential character. Covered car parking within the development meets the practical needs of residents in a neighbourhood where vehicle ownership is common and public transport requires a 10-minute walk to Kembangan MRT.
Unit Sizes & Layout
The Cristallo’s 74 units are spread across three five-storey blocks, offering a mix of studios, two-bedroom apartments, two-bedroom-plus-study configurations, and penthouse units across the upper levels. The unit range reflects the development’s market positioning as a boutique freehold product appealing to both investors (studio and two-bedroom compact units) and genuine owner-occupiers (two-bedroom-plus-study and penthouse configurations). Studio units with private enclosed spaces (PES) at ground level range from approximately 560–614 sqft; standard studios from approximately 431–517 sqft; two-bedroom units from approximately 624–797 sqft; and two-bedroom-plus-study at approximately 786 sqft.
The penthouse units at The Cristallo are the development’s most distinctive product. One-bedroom penthouses (two units) range from approximately 797–872 sqft; two-bedroom penthouses (five units) from approximately 980–1,087 sqft; and three-bedroom penthouses (three units) from approximately 1,862–2,056 sqft. In a 74-unit boutique development, 10 penthouse configurations represents meaningful variety at the top of the range, and the three-bedroom penthouses in particular offer a genuine landed-alternative space experience within the freehold condominium format — generous by D15 boutique standards.
The design specification at The Cristallo is appropriate to the development’s boutique mid-market positioning. Finishes are clean and functional without the luxury-specification excess of the D15 seafront developments — a considered execution that keeps maintenance costs manageable and unit condition over time predictable. The low-rise, five-storey format means all units are accessible by staircase as well as lift, and the compact block footprint ensures most units receive natural light and ventilation on multiple aspects. Ground-floor PES units have direct access to the pool deck and garden areas, a lifestyle feature particularly valued by owner-occupiers with young children or pets.
For investors, the studio and two-bedroom units have established a rental market in the $2,500–$3,000 per month range, reflecting the consistent demand from young professionals and expat tenants who value the D15 address and East Coast lifestyle access at a more affordable price point than the Amber Road and Meyer Road premium rental corridor. The ~3.0% implied gross yield is competitive within the D15 freehold market and reflects the Telok Kurau enclave’s genuine rental demand fundamentals rather than speculative pricing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,512 | $670,629 |
| 1 BR | 11 | $1,508 | $882,091 |
| 2 BR | 8 | $1,354 | $1,079,750 |
| 3 BR | 4 | $1,227 | $1,317,222 |
| 5 BR | 1 | $866 | $1,800,000 |
Pricing & Market Position
Based on 27 recorded transactions, sale prices range from $650,000 to $1,800,000, averaging $1,015,621 (~$1,147 psf).
Rents range from $1,650 to $4,300 per month across 112 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 21.6% (from $1,223 to $1,487 psf).
Neighbourhood Comparison
Within the immediate Telok Kurau enclave, the most directly comparable development to The Cristallo is Telok Kurau Lodge on Lorong H, a smaller 18-unit freehold boutique developed by Allgreen Properties in 1991. Telok Kurau Lodge represents the older-vintage end of the enclave’s freehold boutique inventory — considerably smaller in scale, built to 1990s specifications, and lacking the resort-style amenity programme that Tiong Aik introduced at The Cristallo. Telok Kurau Lodge’s PSF trades at a modest discount to The Cristallo, reflecting the older vintage and smaller facilities, but the comparison illustrates the consistent freehold land value premium that characterises all tenure-permanent products on these Lorong addresses.
On the same street, K-Lodge at Lorong K Telok Kurau is a 17-unit freehold development — considerably more intimate than The Cristallo but with minimal shared facilities and lower amenity completeness. K-Lodge transactions typically reflect the sub-50-unit freehold land premium but without The Cristallo’s advantage of scale, facility quality, and the developer credibility that a Tiong Aik product carries over a smaller boutique. For buyers specifically seeking the smallest possible community within the enclave, K-Lodge and similar micro-developments represent an alternative; for those wanting meaningful communal amenities alongside freehold tenure, The Cristallo’s 74-unit scale is the more functional choice.
Stepping up the D15 quality ladder, Silversea at East Coast Road (383 units, 99-year leasehold, 2014, Far East Organization) represents the contrast between The Cristallo’s boutique freehold proposition and a large-scale seafront leasehold development. Silversea transacts at approximately $2,000–$2,500 PSF — a 40–80% PSF premium over The Cristallo, justified by the seafront address, the comprehensiveness of its facilities programme, and the scale of the development. For buyers who prioritise the seafront lifestyle and comprehensive facilities over freehold permanence and enclave quiet, Silversea’s higher PSF and 99-year structure is the rational trade-off. For buyers who prioritise freehold tenure and prefer the landed neighbourhood character of Telok Kurau over the denser seafront corridor, The Cristallo’s $1,397 PSF is the more compelling long-term value argument.
The Cristallo also merits comparison against Telok Kurau Mansion on Lorong L, a boutique freehold development of similar vintage and neighbourhood positioning. Both developments share the Telok Kurau freehold enclave appeal, and both offer modest amenity programmes suited to their scale. The Cristallo’s advantage is its more comprehensive facilities (reflective pool, outdoor gym, leisure path, children’s play area) and its slightly larger 74-unit scale that delivers better management fee efficiency without sacrificing the boutique community character. For buyers evaluating freehold land in the Telok Kurau lorong network, The Cristallo represents one of the better-executed and larger boutique entries in the enclave.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CRISTALLO | Freehold | 2014 | 74 | $1,147 |
| 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 THE CRISTALLO across multiple dimensions.
What Residents Say
“We bought a two-bedroom unit here because of the freehold land title and the quiet of Lorong K. It really does feel like a landed neighbourhood — almost no traffic, greenery everywhere, and a community of neighbours who actually know each other. The pool is almost always available on weekends, which you simply cannot say for larger condos.”
— Owner review via PropertyGuru
“The Cristallo is not trying to be Marina Bay Sands. It is a well-built, well-maintained boutique freehold condo in one of D15’s nicest residential streets. For what we paid, the freehold title alone makes it the right long-term hold. The neighbourhood has only improved over the 10 years we’ve been here.”
— Resident review via SRX
“As a tenant, Telok Kurau was a revelation. It feels completely different from the high-density East Coast condos closer to the seafront. It is quiet, green, and the CHIJ and Tao Nan school proximity was the deciding factor for us. Kembangan MRT is a 12-minute walk but that is what buses are for.”
— Tenant review via 99.co
“Bought a penthouse unit in 2015 as a rental investment. It has performed steadily — never vacant for long, and the freehold title means I am not watching the lease tick down. For a boutique D15 freehold at this price point, the investment fundamentals are sound even if the yield is modest at around 3%.”
— Investor comment via EdgeProp
The resident feedback pattern at The Cristallo consistently centres on four themes: the tranquillity and landed character of the Lorong K neighbourhood, the practical advantage of the freehold tenure as a long-hold asset, the boutique community scale that makes facilities genuinely usable and neighbourly relationships genuinely possible, and the school-proximity advantage for families with children at CHIJ Katong Primary and Tao Nan School. The development attracts a mix of long-hold owner-occupiers who bought at or shortly after launch, professional tenants who value the D15 address within their budget, and investor owners who appreciate the combination of stable rental demand and freehold land value permanence.
Strengths & Weaknesses
- Freehold land title — permanent tenure with no lease decay, no CPF restriction risk, and full bank financing flexibility for any hold horizon
- Boutique scale of 74 units: pool, gym, and outdoor facilities are genuinely uncrowded — a concrete daily quality-of-life advantage over 300–500-unit developments
- Telok Kurau landed enclave character — quiet residential lorong with low traffic, green streetscape, and predominantly low-density landed neighbourhood surroundings
- Dual MRT access: Kembangan EWL (EW6) at ~920m and Marine Terrace TEL (TE27) at ~1.1km — two lines without transfer within walking distance
- Strong school proximity: CHIJ (Katong) Primary at ~720m and Tao Nan School at ~850m are within the 1km priority admission radius for both schools
- Accessible price quantum: average ~$1.02M and $1,397 PSF is materially below D15 seafront freehold benchmarks — freehold D15 at entry-level pricing
- East Coast Park at ~1.3km — Singapore’s premier recreational coastal corridor easily reached on foot or by bicycle from Lorong K
- Gross yield ~3.0% — competitive within D15 freehold market; consistent tenant demand from professionals and families valuing the East Coast address at practical rent levels
- Penthouse units offer genuine space (up to ~2,056 sqft for 3-bedroom penthouses) at pricing well below comparable-sized seafront freehold alternatives
- Established 10-year track record since 2014 TOP: stable rental demand, regular resale activity, and maintained neighbourhood quality
- Kembangan MRT (EW6) at ~920m requires an 11–13-minute walk — not an MRT-adjacent address; residents without vehicles will find the commute weather-dependent
- Facilities programme is appropriate to the boutique scale but does not include tennis court, function rooms, or the multi-pool configurations of larger D15 developments — not suited to buyers who prioritise a comprehensive amenity deck
- No seafront views or Katong heritage proximity: The Cristallo is an enclave residential product, not a lifestyle landmark — buyers seeking architectural views or heritage-district walkability will find the Lorong K address understated
- Small development of 74 units means limited transaction volume in resale — 27 recorded transactions provides thinner price discovery and potentially longer time-on-market when selling, compared to liquid 300+ unit developments
- No onsite retail, F&B, or commercial amenities — daily essentials require a drive or bus ride to Siglap Centre, Bedok Town Centre, or the Katong strip
- Studio and compact two-bedroom units (431–797 sqft) are functional but modest — buyers seeking generous living space within budget will find the non-penthouse configurations space-constrained
- PSF appreciation potential is more modest than headline D15 seafront and Katong premium corridor addresses — the Telok Kurau enclave lacks the infrastructure megaproject tailwind or tourist-lifestyle premium driving premium PSF growth elsewhere in D15
Verdict
The Cristallo’s investment and ownership thesis is straightforward: freehold land title in a quiet, established D15 residential enclave, at a PSF that is materially below the seafront and Katong premium corridor benchmarks, with a 3.0% gross yield that is competitive for the asset class. The development does not aspire to compete with the landmark seafront towers of Amber Road and Meyer Road — it occupies a distinct and defensible position as a boutique freehold product for buyers who understand the long-term value of permanent land ownership in a low-density neighbourhood that has neither the oversupply risk of mass-market projects nor the speculative premium of headline luxury addresses.
The freehold tenure is the single most important structural characteristic of The Cristallo’s long-term value proposition. In D15, where large portions of the new-launch and resale market are 99-year leasehold products with lease decay beginning to materialise for 1990s and early-2000s builds, a 2014-TOP freehold development with permanent land title is a categorically different long-hold asset. There is no lease cliff to manage, no CPF restriction to navigate, and no buyer discount to negotiate in decade three or four of ownership. For owner-occupiers with a 20+ year horizon and investors planning to hold across multiple rental cycles, the freehold structure removes the single largest structural risk in Singapore residential property.
The Cristallo is the right answer for buyers who want freehold D15 enclave living at an accessible price point — an owner-occupier’s development in a genuine landed neighbourhood, with adequate facilities, a boutique community scale, and the school proximity that makes it a practical family address for the long term.
The principal limitations are equally transparent. At 920 metres from Kembangan MRT, the development is not an MRT-adjacent address — residents without vehicles will walk 11–13 minutes to the EWL in all weather, or rely on bus services along Telok Kurau Road. The facilities programme, while well-suited to the development’s scale and pricing, cannot match the comprehensive amenity decks of larger D15 developments. And the $1,397 PSF, while compelling for freehold land, reflects a neighbourhood without the seafront views, Katong heritage proximity, or infrastructure megaproject tailwind that drives premium PSF appreciation in other D15 sub-addresses.
For the right buyer — one who values freehold permanence, enclave quiet, school proximity, and the established D15 lifestyle catchment over landmark views and headline PSF growth — The Cristallo at approximately $1.02 million average quantum represents a rational and defensible property decision. The development has now demonstrated a decade of stable performance since its 2014 TOP: rental demand is consistent, resale transactions are regular if not voluminous, and the neighbourhood has maintained its landed character and residential quality through the East Coast transformation decade. That track record, alongside the freehold title, is the most honest endorsement the development can offer a prospective buyer.