The Geranium
Overview & Key Facts
The Geranium is a 62-unit freehold boutique condominium developed by Fragrance Land Pte Ltd and completed in 2007. Nestled along Mangis Road in District 15, this compact residential development sits within the Geylang Serai and Paya Lebar fringe — a well-established residential corridor that has gained renewed attention with the transformation of Paya Lebar Quarter and the extension of the Thomson-East Coast Line. With only 62 units across its blocks, The Geranium offers a low-density living environment that is increasingly rare in today's Singapore property landscape.
Fragrance Land is a prolific Singapore developer with a long track record of delivering compact boutique residential projects across the island. While the brand does not carry the same prestige as top-tier developers, it has consistently produced functional and well-located developments that appeal to value-conscious buyers and rental investors alike. The Geranium is a representative example of this approach — practical, well-positioned, and built to serve the owner-occupier and landlord segments rather than the luxury buyer.
Mangis Road is a quiet, low-traffic residential street located between the Eunos and Paya Lebar MRT stations, placing The Geranium within easy reach of two key interchanges on Singapore's rail network. The address falls within the broader East Coast residential belt, a perennially popular district among families, expatriates, and long-term residents drawn to its mature neighbourhood character, school clusters, and proximity to East Coast Park. At a median price of $1,298,000 and an average PSF of $1,535, The Geranium represents one of the more accessible entry points into freehold D15 ownership available in the current market.
Transaction data tells a compelling capital appreciation story. PSF values rose from approximately $1,135 at launch to a peak of $1,627 by Year 3 — a gain of around 43% — before moderating slightly to $1,560 in Year 4. This trajectory reflects the broader D15 market trend and demonstrates that even older boutique developments in well-regarded locations can deliver meaningful long-term capital growth. For buyers seeking freehold tenure in District 15 without the quantum of new launches, The Geranium merits serious consideration. View current listings on PropertyGuru or 99.co.
Location & Connectivity
The Geranium occupies Mangis Road, a quiet residential street within the Geylang Serai and Paya Lebar corridor of District 15. This stretch of the East Region sits on the boundary between the RCR and OCR fringe, offering residents a blend of mature neighbourhood character and improving urban connectivity. The surroundings are primarily low-rise residential, with pockets of shophouses, food centres, and light commercial activity that give the area its lived-in, community-focused feel.
The nearest MRT station is Eunos (EWL) at approximately 740 metres — a 9 to 10 minute walk at a comfortable pace. While not as immediately adjacent as some D15 peers, Eunos provides direct East-West Line access to the CBD, Jurong East, and Changi Airport, making it a practical commute hub for working professionals. The nearby Paya Lebar interchange (EWL + CCL) significantly broadens connectivity, allowing residents to transfer between the East-West and Circle Lines without heading into the city. The newer Thomson-East Coast Line adds further coverage, with Marine Parade (TEL) at 1.19km and Marine Terrace (TEL) at 1.25km opening the entire TEL corridor from Woodlands to the East Coast.
Day-to-day amenities are strong. Geylang Serai Market and Food Centre is within cycling or short driving distance and is one of Singapore's most celebrated hawker destinations. Paya Lebar Quarter (PLQ) — a major mixed-use development with retail, dining, and office towers — has transformed the immediate neighbourhood and continues to attract new F&B and lifestyle tenants. East Coast Park, Singapore's most popular recreational corridor, is accessible in minutes by bicycle or car, offering beaches, cycling paths, and a well-loved cluster of seafood and barbecue restaurants. Schools are a particular highlight: Canossa Catholic Primary is 530 metres away, Tanjong Katong Girls School is 640 metres, and the Canadian International School (Tanjong Katong campus) is just 700 metres distant — a combination that is difficult to match at this price point in D15.
The Paya Lebar precinct is undergoing one of Singapore's most significant urban transformations. Paya Lebar Quarter (PLQ), with its retail podium, Grade-A office towers, and residential blocks, has already raised the profile of the area considerably. More transformative still is the planned relocation of Paya Lebar Airbase, which is expected to free up one of the largest parcels of developable land in Singapore — potentially accommodating tens of thousands of new homes and commercial space over the coming decades. For owners of freehold assets in the immediate vicinity, including properties along the Mangis Road corridor, this long-term macro tailwind represents a meaningful upside catalyst that newer launch projects in more established estates do not carry to the same degree.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
Facilities
As a 62-unit boutique condominium completed in 2007, The Geranium offers a functional set of facilities appropriate to its scale: a swimming pool, gym, and BBQ area. These are not the resort-style multi-pool, clubhouse, and tennis court complexes found in larger developments, and buyers seeking comprehensive lifestyle amenities should calibrate expectations accordingly. What the development does offer, however, is something that larger condominiums rarely can: genuinely uncrowded, low-utilisation facilities. With only 62 units sharing the pool and gym, residents report having near-exclusive access at most times of day — a meaningful quality-of-life advantage that is easy to underestimate until experienced.
The compact scale also translates to lower maintenance overheads. Management fees in boutique developments of this vintage tend to be reasonable, and the smaller MCST means decision-making on maintenance and upgrading is typically faster and more resident-driven. The grounds are well-maintained for a development of this age, and the low-density environment contributes to the quiet, private atmosphere that owner-occupiers and long-term tenants consistently cite as a key reason for choosing The Geranium over larger, busier complexes in the area.
"The pool is almost always quiet — I have never waited for a lane. After living in a 400-unit complex before, it is a completely different experience. The gym is small but has what you need, and the BBQ pit area is well looked after."
Fragrance Land's approach to boutique developments prioritises location and value over lifestyle amenity. Their projects are consistently positioned in well-connected residential corridors and priced to appeal to practical buyers rather than aspirational ones. Facilities are provided to meet condo classification standards rather than to serve as a marketing differentiator. For owner-occupiers who prefer quiet living and lower overheads, and for landlords who understand that tenants in this price bracket prioritise location and space over resort facilities, this philosophy aligns well with long-term ownership objectives.
Unit Sizes & Layout
The Geranium's unit mix is typical of Fragrance Land boutique developments from this era: a combination of studios, one-bedroom, two-bedroom, and three-bedroom configurations, sized compactly but efficiently to maximise the utility of each square foot. The development predates the ultra-small-unit trend that characterised some later Fragrance Land projects, meaning unit sizes here are generally functional for singles, couples, and small families. At an average PSF of $1,535, entry-level units can be acquired at or below the $1 million mark — a compelling proposition for buyers seeking genuine freehold tenure in District 15 without committing to the $1.5M–$2M+ quantum demanded by new launches and larger freehold peers in the area.
Finishes throughout the development reflect its 2007 vintage — solid but not contemporary by today's standards. Buyers purchasing for investment typically renovate bathrooms and kitchens prior to leasing, which helps the units compete effectively in the D15 rental market. The development's 51 recorded rental transactions at an average rent of $3,315 per month and a gross yield of 2.96% indicate reasonable but not exceptional rental returns — consistent with freehold assets in this corridor where capital appreciation rather than yield tends to be the primary investment thesis.
Higher-floor units facing the Mangis Road corridor benefit from better natural ventilation and unobstructed sightlines over the surrounding low-rise residential landscape. Given the boutique scale of the development, the delta in price between lower and upper floors has historically been smaller than in large complexes, occasionally creating value opportunities for buyers willing to negotiate on higher-floor units. Request floor plans for specific stack orientations from your agent before committing to a unit, and compare the view angles toward the Paya Lebar direction for maximum long-term upside.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,319 | $846,200 |
| 2 BR | 6 | $1,460 | $1,243,300 |
| 3 BR | 5 | $1,349 | $1,383,378 |
| 4 BR | 4 | $1,243 | $1,975,972 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $720,000 to $2,300,000, averaging $1,325,579 (~$1,494 psf).
Rents range from $1,800 to $5,200 per month across 51 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 37.5% (from $1,135 to $1,560 psf).
Neighbourhood Comparison
The Geranium's most direct competitive frame is the freehold-vs-leasehold value argument in District 15. The Continuum — a newer freehold development in the same district — transacts at $2,790 PSF, representing a 82% premium over The Geranium's $1,535 PSF. Buyers paying that premium receive brand-new facilities, modern finishes, and a large 816-unit development with full resort amenities. Amber Park (FH, 592 units) similarly trades at $2,537 PSF. For buyers who prioritise freehold tenure above all else but are working within a tighter budget, The Geranium offers permanent ownership at a fraction of the new-launch cost — the trade-off being age, scale, and developer brand. Against Grand Dunman ($2,537 PSF, 99-year lease) and Emerald of Katong ($2,640 PSF, 99-year lease), The Geranium's argument becomes even sharper: buyers can hold a freehold title in D15 at $1,535 PSF versus a leasehold title in the same district at $2,461–$2,640 PSF. For investors and long-term holders who understand the lease decay implications of 99-year tenure, this differential can be decisive. The Geranium will not win on finishes or facilities, but on the fundamental question of tenure permanence per dollar spent, it holds a compelling position in the D15 market.
Buyers comparing within the boutique freehold segment should also note that The Geranium's 62-unit scale keeps management overheads low and the community tight-knit — a contrast to the 600–1,000-unit mega-developments that dominate the new-launch comparables. Those seeking a quieter, more private residential experience without the anonymity of a large complex will find that the boutique format, despite its age, continues to serve owner-occupiers and long-term tenants well. For further context on D15 pricing trends, refer to URA REALIS and the latest listings on PropertyGuru.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE GERANIUM | Freehold | 2007 | 62 | $1,494 |
| 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 GERANIUM across multiple dimensions.
What Residents Say
"Mangis Road is one of the quieter streets in this part of D15. The school run to Canossa Catholic is genuinely a short walk, and the kids can walk home safely. Tanjong Katong Girls School is also close for secondary, which was a big factor when we were choosing. The pool is never crowded — we use it almost every evening. For a family who values peace and proximity to good schools without paying for a new launch, it has worked out very well."
"To be honest, the common areas are showing their age. The gym equipment could do with an upgrade, and some of the corridor lighting fixtures are dated. It is not a dealbreaker — the MCST keeps things clean and the security is attentive — but buyers should walk the development in person rather than rely on photos. It is a 2007 building and it looks like one. If you want that fresh-paint new-launch feeling, this is not it."
"I bought this as an investment unit and it has been solid. Tenants — mostly working professionals and small families — appreciate the Eunos EWL access, particularly those commuting to Raffles Place or Jurong. Rental demand has been steady rather than spectacular, but void periods have been short. At the price I paid, the combination of freehold title and reasonable yield in a mature D15 neighbourhood made more sense to me than a 99-year unit at twice the PSF."
Strengths & Weaknesses
- Freehold tenure in District 15 at an accessible $1,535 PSF — rare in the current market
- Strong PSF appreciation of approximately 43% from Year 0 to Year 3 peak ($1,135 to $1,627)
- Gross yield of 2.96% — reasonable for a freehold asset in the CCR-adjacent D15 corridor
- Canossa Catholic Primary School 530m away — qualifies for Primary 1 priority registration
- Tanjong Katong Girls School 640m away — one of Singapore's most sought-after girls secondary schools
- Canadian International School (Tanjong Katong) 700m away — strong expat rental demand driver
- Eunos EWL MRT 740m — 9 to 10 minute walk to direct East-West Line access
- Paya Lebar interchange (EWL + CCL) within reach for cross-island connectivity
- Boutique scale of 62 units — uncrowded facilities, low-density quiet living environment
- East Coast Park lifestyle (cycling, beach, F&B) accessible in minutes by bicycle or car
- 2007 vintage — older fittings and common area aesthetics that lag behind newer developments
- Fragrance Land — not a premium developer brand; no prestige premium for re-sale or rental
- Eunos MRT 740m — walkable but not within the 500m premium MRT-adjacency tier
- Investment score 45/100 and en-bloc score 45/100 — below market average on both metrics
- Walkability score 60/100 — a car or ride-hailing remains practical for daily errands
- PSF moderated from $1,627 peak (Year 3) to $1,560 (Year 4) — upward momentum has eased
- Only 51 recorded rental transactions — thinner rental liquidity data than larger developments
- New-launch competitors at $2,537–$2,790 PSF highlight the relative age discount baked into pricing
Verdict
The Geranium occupies a well-defined niche in the D15 market: an accessible freehold entry point in an established residential corridor with a demonstrated track record of capital appreciation and steady rental demand. The headline numbers support this positioning — PSF growth from $1,135 to a $1,627 peak represents a 43% gain over three years at the top of the cycle, and the current $1,535 PSF remains well below the $2,500–$2,790 PSF commanded by new freehold and 99-year launches in the same district. For buyers who place freehold tenure high on their priority list and are comfortable with a 2007-vintage boutique development, the value proposition here is genuine and difficult to replicate at this quantum in D15.
The trade-offs are real and should be clearly understood. The 2007 completion means aging fittings, common area aesthetics that lag behind newer developments, and a developer brand (Fragrance Land) that does not carry the prestige of CDL, CapitaLand, or UOL. The 0.74km walk to Eunos MRT is manageable but places the development outside the 500m premium MRT-adjacency tier. Investment scores of 45/100 and en-bloc potential of 45/100 reflect both the smaller site footprint and the moderating PSF momentum, signalling that this is primarily a lifestyle or steady-income asset rather than a high-velocity appreciation play. Walkability at 60/100 also suggests that a car or regular Grab usage remains practical for daily errands beyond the immediate neighbourhood.
Placing The Geranium in its competitive context sharpens the picture. The Continuum (FH) transacts at $2,790 PSF and Emerald of Katong (99yr) at $2,640 PSF — buyers paying those premiums are accessing brand-new facilities, contemporary finishes, and developer warranties. At $1,535 PSF freehold, The Geranium delivers tenure permanence at a 45% PSF discount to The Continuum and sits below Grand Dunman's $2,537 PSF on a 99-year lease. For the value-oriented buyer, the family seeking school-zone proximity, or the yield investor targeting the East Coast rental pool, The Geranium represents a sensible, long-term hold in a neighbourhood with credible structural tailwinds from the Paya Lebar transformation story.