The Medley
Overview & Key Facts
The Medley is a boutique freehold condominium tucked into Lorong G Telok Kurau, a quiet residential lane in the heart of District 15. Developed by Roxy Homes Pte Ltd — the residential arm of the homegrown Roxy-Pacific Holdings group, which has been developing property in Singapore since 1967 — The Medley was completed in 2009 and comprises just 37 units across a compact low-rise footprint.
Roxy Homes built a notable cluster of boutique freehold condominiums along the Telok Kurau lorongs in the late 2000s and early 2010s: The Medley, The Montage, The Azzuro, and The Ambrosia all bear the same hallmarks of the developer’s philosophy in this sub-market — freehold tenure, generous unit sizes relative to their era, and a residential feel that sits closer to a small landed enclave than a large condo development. The developer’s tagline, “Delivering Tomorrow’s Urban Luxury,” reflects an aspiration to boutique luxury at accessible price points.
At 37 units, The Medley is unambiguously a small-scale development. It will never offer the breadth of facilities that a 600- or 800-unit mega-launch can sustain. What it offers instead is a different proposition: freehold tenure, quiet residential density, generous room proportions, and proximity to one of Singapore’s most sought-after east-coast lifestyle corridors — all at a meaningful PSF discount to the new D15 launches that now dominate the district’s conversation.
Location & Connectivity
Location is where The Medley earns its strongest marks. At just 0.46 km from Kembangan MRT on the East-West Line, it sits comfortably within the sub-500m bracket that most buyers consider genuinely walkable. The walk to Kembangan Station from Lorong G is a flat, sheltered-in-parts 6-minute stroll — manageable even in Singapore’s humidity. Eunos MRT is 0.95 km further west, adding access redundancy. The Thomson-East Coast Line’s Marine Terrace Station is approximately 1.2 km away, providing a second line option for north-bound and downtown commuters.
For drivers, the address is even more compelling. The East Coast Parkway (ECP) and Pan-Island Expressway (PIE) are both easily accessible, placing the CBD at roughly 15 minutes off-peak, Changi Airport at about 15 minutes, and Orchard Road at around 20 minutes. Paya Lebar Central is a brisk 8-minute drive, and the Changi Business Park employment cluster is under 15 minutes — making this a strong option for households where at least one partner works east.
The daily-life radius is a genuine strength of the D15 Telok Kurau address. East Coast Road, Joo Chiat, and the Katong lifestyle belt are within a 5-minute drive, offering heritage shophouse F&B, i12 Katong mall (Cold Storage anchor), Parkway Parade, and some of Singapore’s best Peranakan cuisine. The East Coast Lagoon Food Village and National Service Resort & Country Club (NSRCC) are accessible via the Siglap Park Connector. Kembangan itself has everyday convenience: a NTUC FairPrice, HDB neighbourhood shops, and reliable hawker food at Bedok South.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | ~1.1 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
| Tanjong Katong Girls' School | secondary | ~1.5 km |
| Canadian International School (Tanjong Katong) | international | ~1.5 km |
| Broadrick Secondary School | secondary | ~1.6 km |
| EtonHouse International School (Broadrick) | international | ~1.6 km |
| East Coast Primary School | primary | ~1.6 km |
Facilities
Facility expectations at The Medley must be calibrated to its scale. With 37 units, the development cannot economically sustain a clubhouse, tennis courts, or an air-conditioned gym suite — the maintenance cost per household would be prohibitive. The amenity package is accordingly focused: a swimming pool, gymnasium, children’s playground, BBQ pits, and covered car park. This is the standard boutique-condo formula for developments of this size in Singapore, and residents who have chosen The Medley will typically have weighed this against the freehold tenure and the lifestyle access the address provides.
“Quiet, serene and very well maintained and clean. Convenient access to amenities, shops, park connector and transport — been here several years and it’s consistently good.”
— Resident review via Singapore Expats, 2024
One notable caveat flagged in resident feedback: there has been reported controversy about pool availability, with at least one resident citing management decisions that affected regular access. The counter-perspective attributes the closure to COVID-era restrictions rather than a permanent policy. Buyers with children or households that rely heavily on the pool for recreation should verify current pool operating arrangements with the management committee before committing.
Unit Sizes & Layout
The Medley’s unit mix and sizing are among its most competitive features relative to the current new-launch market. Floor plans range from 2-bedroom units at 807–1,259 sqft up to 4-bedroom penthouses at 1,755–2,013 sqft. The 3-bedroom layouts start at 1,119 sqft and the 4-bedroom units at 1,346 sqft — sizes that contemporary new launches in the same district rarely match, where a 3-bedroom at Grand Dunman or Emerald of Katong will typically be 900–1,050 sqft at a PSF that is 60% higher.
Unit design reflects the construction era in favourable ways: squarish bedrooms that fit queen-size beds without awkward angles, functional enclosed kitchens with yard and bomb shelter (rare in post-2015 developments), and practical layouts with proper separation between living and sleeping areas. These are not show-flat units optimised for photographs; they are liveable homes designed for day-to-day use, which is partly why the development has retained a loyal base of long-term owner-occupiers.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,318 | $1,123,800 |
| 3 BR | 4 | $1,471 | $1,800,000 |
| 4 BR | 3 | $1,311 | $1,932,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $999,000 to $2,188,000, averaging $1,551,250 (~$1,586 psf).
Rents range from $2,100 to $6,800 per month across 49 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 26.7% (from $1,251 to $1,586 psf).
Neighbourhood Comparison
The key comparison matrix in D15 freehold boutiques pits The Medley against two cohorts: similar-era boutiques like The Azzuro (15 units, Lorong H Telok Kurau) and The Ambrosia (39 units) on one hand, and against the current generation of large 99-year launches (Grand Dunman, Emerald of Katong, Tembusu Grand) on the other. Against the boutique peers, The Medley’s 37-unit size gives it modest scale advantages in maintenance fee distribution without sacrificing the intimate feel. Against the large new launches, the trade-off is clear: substantially lower PSF and freehold title versus a full facility suite, newer lease, and much stronger rental liquidity.
The Continuum ($2,790 psf, freehold, 816 units) represents the same tenure category at the premium end. It offers resort facilities, brand-new lease, and a stronger rental pool — but at nearly 76% PSF premium. For buyers unable to stomach that premium but unwilling to accept 99-year tenure, The Medley and its Telok Kurau boutique peers occupy a distinct niche: legacy freehold at sub-$1,700 psf in a district where new freehold is now priced at $2,500–$2,800 psf. That gap is unlikely to close, but it does represent a permanent ceiling on The Medley’s re-sale PSF upside.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MEDLEY | Freehold | 2009 | 37 | $1,586 |
| 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 | $2,538 |
ShiokNest Scores
Our proprietary scoring system evaluates THE MEDLEY across multiple dimensions.
What Residents Say
“Quiet, serene and very well maintained and clean. Convenient — amenities, shops, park connector and transportation are all close. Have been here several years and it has been consistently good.”
— Resident review via Singapore Expats, 2024
“The management is controlling the life of the residents. The pool is closed forever. Don’t buy especially if you have children.”
— Resident review via Singapore Expats, 2023 (note: disputed by other residents as COVID-era closure)
“Great for couples and small families who want the east coast lifestyle without the mega-condo crowd. Kembangan MRT is a comfortable walk and East Coast Park is easily accessible by bike via the park connector.”
— Owner-occupier perspective via PropertyGuru
The overall resident pattern reflects a small, stable owner-occupier community. With just 37 units, social dynamics are more intimate than in larger developments — management decisions (however reasonable) tend to generate stronger reactions, as there is no broad consensus buffer. Buyers should review the management committee’s track record and current AGM minutes before purchasing.
Strengths & Weaknesses
- Freehold tenure — no lease decay concern for long-term holders
- Kembangan MRT at 0.46 km — genuinely walkable, sub-500m bracket
- Generous unit sizes vs. new D15 launches (3BR from 1,119 sqft)
- ~40% PSF discount to comparable new 99-year launches in D15
- Squarish bedrooms, enclosed kitchens, practical layouts for daily living
- East Coast Park via Siglap Park Connector — ~8 min by bicycle
- Katong/Joo Chiat F&B and i12 Katong within 5-minute drive
- Strong upward PSF trend: ~$1,251 in 2021 to ~$1,586 in 2025 (+27%)
- Telok Kurau Primary School 0.55 km — within 1 km for P1 balloting
- Low-density boutique living — 37 units, quiet residential character
- Minimal facilities — pool, gym, playground, BBQ only; no tennis or clubhouse
- Development is ~17 years old; budget for communal infrastructure refresh
- Reported pool availability controversy; verify current status with MC
- Low gross yield at 2.74% — below D15 district average for freehold
- En-bloc score 40/100 — not a strong collective-sale candidate
- Eunos MRT (second line access) at 0.95 km — not walkable for most
- Only 12 sales transactions in trailing data — low liquidity vs. larger peers
- Finishings reflect 2009 mid-market positioning — renovation likely needed
Verdict
The Medley presents a classic boutique freehold case study for District 15. At ~S$1,586 psf on a 12-month average, it trades at roughly 40% below Grand Dunman ($2,537 psf, 99-year), 43% below Emerald of Katong ($2,640 psf, 99-year), and about 44% below The Continuum ($2,790 psf, freehold) — all of which are vastly larger, newer, and more facility-rich. The correct framing is not “which is better” but “what are you buying?”
For a buyer prioritising freehold tenure, genuine MRT walkability, generous room sizes, and east-coast lifestyle access without paying a mega-launch premium, The Medley has a defensible case. The Kembangan MRT proximity at 0.46 km is a genuine differentiator among D15 freehold boutiques — many of which sit further from the network. The freehold designation removes the lease-decay discussion entirely. And the PSF discount to new launches provides a re-entry buffer that matters to long-term holders.
The negatives are also real. Facilities are minimal. The development is approaching 17 years post-TOP, and while well-maintained, buyers should budget for eventual communal infrastructure refreshes and individual unit renovation. The gross yield at 2.74% is below district average, and the en-bloc score of 40/100 reflects a profile (37 units, no development on a land-scarce plot) that is not particularly attractive to collective-sale dynamics. The Medley is better understood as a long-term owner-occupier or hold-to-rent asset than as a near-term collective-sale play.