The Lattiz
Overview & Key Facts
The Lattiz is a freehold boutique condominium tucked along Lorong Salleh in District 14 — a low-rise residential lane that runs between the Eunos and Kembangan enclaves. Completed in 2010 and developed by CRE8 Property Development, the project comprises just 15 units across a single block, occupying a modestly scaled freehold site in one of Singapore’s most rapidly transforming sub-markets. At 15 units, The Lattiz sits firmly in the ultra-boutique category — a classification that shapes everything from the facility offering to the quiet, private atmosphere residents consistently cite.
The development’s name alludes to a lattice design sensibility, and the architectural language leans toward clean contemporary lines with a resort-influenced landscaping approach appropriate to the site scale. CRE8 Property Development is a boutique developer with a focus on small-format freehold projects in the eastern and central-eastern regions of Singapore, and The Lattiz reflects that niche: a tightly curated product aimed at buyers who prioritise freehold land title, location proximity to Eunos MRT, and the privacy that only a handful of neighbours can provide.
The buyer profile here tends toward owner-occupiers seeking a permanent, freehold address in a well-connected District 14 neighbourhood, or investors drawn to the relative scarcity of freehold land in the Eunos-Kembangan corridor. With only five recorded transactions on the books, liquidity is limited by nature — but those who have transacted show a consistent upward price trajectory from $1,082 psf at the earliest recorded sales to $1,488 psf in the most recent period, a 37% climb that meaningfully outpaces the broader OCR resale market over the same window.
Location & Connectivity
The Lattiz occupies a particularly well-placed position in the Eunos-Kembangan neighbourhood. Eunos MRT on the East West Line is approximately 600 metres away on foot — a brisk eight-minute walk that most residents find perfectly manageable in Singapore’s climate, especially with covered linkways along parts of the route. The East West Line is one of Singapore’s busiest trunk lines, giving direct access to the CBD, Tampines, and Changi Airport without a transfer. Kembangan MRT, a quieter station on the same line, is 830 metres in the other direction.
For drivers, the location is equally efficient. The Pan Island Expressway is accessible via Sims Avenue within a few minutes, connecting to the city centre in roughly 15 minutes off-peak, and to Changi Airport in around 20 minutes. The Kallang-Paya Lebar Expressway junction is also reachable in under ten minutes, providing further options toward Orchard and the Central Business District. Lorong Salleh itself is a quiet residential street, meaning The Lattiz enjoys the dual advantage of arterial connectivity without the noise of a main road frontage.
Canossa Catholic Primary School is 930 metres away — comfortably within the 1 km school registration distance — while Telok Kurau Primary, Tanjong Katong Girls’ School, and the Canadian International School (Tanjong Katong campus) all fall within two kilometres. The eastward orientation of the school catchment is a genuine draw for families with school-age children, and the Canadian International School’s proximity adds relevance for expatriate buyers considering the area. The broader Joo Chiat and Katong precinct is also a short drive or bus ride away, providing weekend leisure options that include boutique cafes, Peranakan restaurants, and the Katong mall cluster.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | ~1.5 km |
| Tanjong Katong Girls' School | secondary | ~1.8 km |
| Canadian International School (Tanjong Katong) | international | ~1.9 km |
| Broadrick Secondary School | secondary | ~1.9 km |
| EtonHouse International School (Broadrick) | international | ~1.9 km |
| Haig Girls' School | primary | ~1.9 km |
| Paya Lebar Methodist Girls' School | secondary | ~2.0 km |
Facilities
The Lattiz makes no pretence of competing on facilities breadth with its large-scale neighbours. At 15 units, the development offers the essentials that a boutique freehold project of this type typically provides: a swimming pool, gymnasium, and landscaped communal areas. The pool is appropriately sized for the resident population, and the gym, while compact, covers the basics. The real facility here is the quiet itself — at any given time, you are sharing these amenities with fewer than a handful of households, a level of exclusivity that most Singapore condominiums charging twice the price cannot replicate.
“The pool is almost always empty when I use it. There are maybe two or three families in the whole block who swim regularly. It’s like having a private pool — you just don’t own it outright.”
— Resident, quoted via PropertyGuru
Buyers who need a full resort-style facility package — tennis courts, function rooms, multiple pools, a 24-hour gym — will find The Lattiz unsuitable and should look at Parc Esta or Sims Urban Oasis nearby. The Lattiz is a deliberate trade: you exchange the facilities of a large development for the privacy, freehold status, and boutique community that simply cannot be replicated at scale.
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,268,888 to $1,922,496, averaging $1,656,277.
Rents range from $3,700 to $5,000 per month across 3 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 37.6% (from $1,082 to $1,488 psf).
Neighbourhood Comparison
The sharpest trade-off in this sub-market is between The Lattiz (freehold, 15 units, $1,488 psf, minimal facilities) and the leasehold mega-blocks like Parc Esta (99-yr leasehold, 1,399 units, $2,182 psf) or Sims Urban Oasis (99-yr, 1,024 units, $1,760 psf). The PSF premium of $600–700 psf at Parc Esta versus The Lattiz may seem hard to justify on paper, but Parc Esta offers an MRT-adjacent location (Aljunied and Paya Lebar within ten minutes), resort facilities, and a large liquid resale market — all of which matter to a certain buyer profile. For buyers who are indifferent to tenure and want maximum facilities and liquidity, Parc Esta wins clearly.
EuHabitat ($1,326 psf, 99-yr, 697 units) is the closest in pricing and geography, but with a leasehold title and a noticeably larger development. At a $162 psf discount to The Lattiz, EuHabitat offers better facilities and greater liquidity — but the freehold gap is the decisive factor for buyers in the long-term ownership camp. Penrose at $1,928 psf represents the newer-build premium and carries a 99-year lease from 2019, giving it a longer effective tenure than EuHabitat — but it still sits well behind The Lattiz on the fundamental freehold question.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LATTIZ | Freehold | 2010 | 15 | — |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,182 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,760 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates THE LATTIZ across multiple dimensions.
What Residents Say
“Living here feels more like a private house than a condo. You barely see other residents, the pool is always free, and Lorong Salleh is so quiet at night you forget you’re five minutes from the PIE. Eunos MRT is a short walk — I take it to work every day without a second thought.”
— Owner-resident, quoted via EdgeProp, 2024
“Great for people who value privacy and freehold. Don’t come here expecting resort facilities — there’s a pool and a small gym, that’s it. But the neighbours are quiet, the management is easy to deal with when there are only fifteen units, and the area has improved a lot since I bought in.”
— Long-term owner, quoted via PropertyGuru
“The price has gone up quite a bit since we bought. I think buyers are starting to realise that genuine freehold in D14 within walking distance of an MRT doesn’t come up often. The downside is if you ever need to sell quickly, it’s not the easiest market — you have to be patient.”
— Investor-owner, quoted via 99.co
Strengths & Weaknesses
- Genuine freehold land title — rare in the D14/OCR corridor
- Eunos MRT (EWL) within 600 m — practical daily walk
- Ultra-boutique 15-unit community — near-private facility experience
- Strong PSF appreciation: $1,082 → $1,488 psf (37% uplift over transaction history)
- Quiet residential street with no main-road frontage noise
- Canossa Catholic Primary within 1 km school registration radius
- Canadian International School (Tanjong Katong) within 2 km
- Eunos Market & Food Centre hawker dining within walking distance
- PIE and KPE easily accessible for car-owning households
- Management simplicity — small MCST, low inter-resident friction
- Minimal facilities — pool and gym only; no tennis, function rooms, or multi-pool setup
- Only 15 units means thin resale liquidity — patient exit required
- Investment score 35/100 reflects limited transaction data for analytics
- No on-site retail or childcare; all errands require leaving the compound
- ShiokNest score 29/100 due to boutique size constraints on data-driven metrics
- Five total recorded sales — comparable transaction pool is very small
- Gross yield 3.18% — below larger leasehold peers offering 3.5–4.0%
- Single developer (boutique), limited brand recognition vs established names
Verdict
The Lattiz is a niche proposition that is either exactly right or entirely wrong for a given buyer, with very little middle ground. If you are seeking freehold land title in a well-connected District 14 address, a private community of fewer than twenty households, and direct East West Line access within walking distance, The Lattiz ticks all three boxes at a price point that remains competitive within the freehold boutique segment. The PSF appreciation from $1,082 to $1,488 over the development’s transaction history — a 37% uplift — is reassuring evidence that the market recognises the freehold premium even in a quieter sub-market.
The limitations are equally clear. Fifteen units means thin liquidity: finding a buyer when you want to exit requires patience, and the pool of comparable transactions to support a valuation is limited. The facility offering is minimal by Singapore condominium standards — this is not a lifestyle resort. And the investment score of 35/100 reflects the reality that most yield and capital growth analytics are calibrated for larger developments with deeper transaction histories. For a long-term own-stay buyer who plans to hold through multiple cycles, none of these factors is particularly disqualifying. For a short-term investor seeking rental yield maximisation or frequent portfolio rotations, The Lattiz is not the right vehicle.
The most natural comparison is with the other freehold boutiques in the Eunos-Kembangan corridor. Where a development like Urban Treasures (also D14 freehold, 495 units) offers greater liquidity and a fuller facility suite, The Lattiz offers something Urban Treasures cannot: genuine exclusivity. At fifteen units, you are more likely to know your neighbours by name than by CCTV footage. For the right buyer — typically a professional couple or small family seeking a quiet, permanent freehold base within a ten-minute commute of the CBD — that distinction is worth the premium over similarly sized leasehold alternatives.