The Montage
Overview & Key Facts
The Montage is a freehold boutique condominium tucked along Lorong M Telok Kurau in District 15 — one of the quieter residential lanes branching off the old Telok Kurau estate. Completed in 2010 and developed by Roxy Homes Pte Ltd, the project comprises just 33 units across a compact site, placing it firmly in the category of small private enclaves that characterise much of the Katong and Telok Kurau sub-market.
The development’s name is a nod to the layered, patchwork quality of the surrounding neighbourhood — a district where pre-war shophouses, inter-war bungalows, and post-millennium condominiums exist side by side. Roxy Homes, a developer known for boutique freehold projects in the East, has consistently targeted this corner of D15 as a long-term value play: freehold land, strong rental catchment from the nearby Tanjong Katong International School and East Coast expat community, and an address that carries genuine cachet without commanding CCR prices.
With only 33 units, The Montage is the kind of development where residents know their neighbours and the MCST functions like a residents’ committee rather than a corporate body. The trade-off is limited facilities and a price point that has historically tracked below the district’s high-profile launches — though with a freehold title and a PSF trend that has climbed from S$1,372 to S$1,800 over recent transaction cycles, it has delivered respectable appreciation for holders.
Location & Connectivity
Lorong M Telok Kurau sits in the old Telok Kurau estate — a grid of quiet residential lanes that has been one of the more stable and underappreciated pockets of District 15. The neighbourhood is predominantly low-rise: landed houses, walk-up apartments, and small boutique condominiums dominate, giving the streets a calm, almost kampung-like quality that is rare this close to the city fringe. The nearest arterial road, Telok Kurau Road, connects quickly to Haig Road and East Coast Road, placing the development within easy reach of the East Coast dining belt, Katong Shopping Centre, and i12 Katong mall.
The nearest MRT is Marine Terrace on the Thomson-East Coast Line, approximately 450 metres on foot — a comfortable walk by Singapore standards, even in humid weather. Marine Terrace (TE27) provides a direct line into the CBD via Stevens and Marina Bay, making this one of the more transit-accessible pockets in the Telok Kurau estate. For drivers, the ECP is accessible within five minutes via Haig Road or Telok Kurau Road, and Orchard Road is reachable in around 15 minutes off-peak. The Marina Bay Financial Centre is roughly 12 minutes via the ECP, making the address genuinely competitive for finance professionals who also value the East Coast lifestyle.
For daily errands, the Haig Road Food Centre and Market is a short drive or bus ride away, offering one of the East’s better hawker spreads — the Haig Road popiah stall alone commands a queue most mornings. Katong Shopping Centre, Parkway Parade, and the Joo Chiat shophouses are all within a 10-minute radius by car or bus. The East Coast Park connector is accessible via Marine Crescent or Amber Road, offering cycling and jogging pathways that extend the full length of Singapore’s southern coastline.
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 |
| Tanjong Katong Girls' School | secondary | ~1.3 km |
| Canadian International School (Tanjong Katong) | international | ~1.3 km |
| East Coast Primary School | primary | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.4 km |
| EtonHouse International School (Broadrick) | international | ~1.4 km |
| Global Indian International School (GIIS East Coast) | international | ~1.4 km |
Facilities
With only 33 units, The Montage offers the baseline amenity set typical of small boutique developments: a lap pool, a small gymnasium, a BBQ pavilion, and landscaped gardens. There is no clubhouse, no function rooms, no tennis courts, and no dedicated children’s play area. For residents who prioritise space, privacy, and low maintenance fees over a resort-style amenity list, this is a feature rather than a drawback — the facilities are easy to access and rarely overcrowded. For families with young children or fitness enthusiasts who depend on in-compound amenities, the offering is limited compared to larger developments at a similar price point.
The pool and gym adequately serve a 33-unit population. Maintenance fees are correspondingly lower than those of mega-condominiums with extensive facilities, and MCST decisions move quickly in a community this small. Residents on PropertyGuru note the development is well-maintained, with consistent upkeep of the common areas and responsive management. Buyers who have come from larger developments often cite the low-hassle MCST dynamic as one of the more underrated aspects of boutique condo ownership in Singapore.
“Small development, very quiet and private. Pool is always free and the gym is surprisingly decent for a 33-unit project. Low maintenance fees compared to bigger condos in the area.”
— Resident review via PropertyGuru
Unit Sizes & Layout
The Montage’s transaction data reflects a mix of smaller-format units typical of boutique D15 condominiums from the 2010 vintage. The development’s 33 units span a range that includes one- and two-bedroom configurations — practical for couples, young professionals, and small families, though less suited to households that need three or four bedrooms within the compound. Ceiling heights and window proportions in 2010-era Roxy Homes projects tend to be better than the compressed layouts of today’s new launches, and the absence of Voluntary Early Redevelopment Scheme (VERS) or lease decay pressure on a freehold title means buyers are under no time horizon pressure when sizing up the unit.
At roughly S$1,800 psf based on recent transactions — compared to S$2,537–$2,790 psf at nearby large-scale new launches such as Grand Dunman, Tembusu Grand, and The Continuum — The Montage represents a meaningful discount for freehold tenure in a well-regarded D15 address. The discount is partly structural (small development premium compression, fewer amenities, no branding prestige of a large launch), and partly opportunity: buyers priced out of the Katong mega-launches can access a similar postcode and a freehold title at a significantly lower entry quantum.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,493 | $960,600 |
| 3 BR | 2 | $1,418 | $1,770,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $860,000 to $1,860,000, averaging $1,191,857.
Rents range from $2,100 to $6,000 per month across 19 rental transactions. Current rental yield sits at approximately 4.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 31.2% (from $1,372 to $1,800 psf).
Neighbourhood Comparison
The most instructive comparison is between The Montage and The Continuum (816 units, freehold, S$2,790 psf) — both are freehold in D15, but the premium for scale, facilities, and developer-launch prestige at The Continuum is approximately 55% on a per-sqft basis. For a buyer whose primary motivation is the freehold title and the D15 address, The Montage captures the same fundamental attributes at a far lower entry quantum. The Continuum offers resort-scale facilities, a more prominent address along Thiam Siew Avenue, and the liquidity of a large development — advantages that justify the premium for buyers who need them, but are irrelevant for owner-occupiers prioritising quiet and value.
Against the 99-year leasehold launches — Grand Dunman (S$2,537 psf), Emerald of Katong (S$2,640 psf), and Tembusu Grand (S$2,461 psf) — The Montage’s freehold case is strongest for holders with a 10-year-plus horizon. In the sub-5-year window, the new launches have marketing momentum, fresher finishes, and institutional rental management support that boutique projects cannot replicate. Amber Park (592 units, freehold, S$2,540 psf) is perhaps the most direct competitive benchmark — freehold, D15, similar vintage — with the key difference being Amber Park’s far more comprehensive amenity offering and higher price tag that reflects it.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MONTAGE | Freehold | 2010 | 33 | — |
| 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 MONTAGE across multiple dimensions.
What Residents Say
“Love the neighbourhood — Lorong Telok Kurau is so quiet even though you are minutes from East Coast Road and the ECP. The freehold tenure was the main reason I bought here, and I have no regrets. Marine Terrace MRT has made the daily commute to the city completely manageable.”
— Owner review via EdgeProp
“Good freehold condo in a nice quiet street. Small development so facilities are basic — pool is clean and the gym has enough equipment for a basic workout. Management is responsive, which makes a big difference in a small MCST.”
— Resident review via PropertyGuru
“Honest assessment: facilities are minimal, but I didn’t buy here for the pool. The freehold title, the school proximity for my kids — Telok Kurau Primary is just a short walk — and the price relative to the new launches in the area made this a straightforward decision.”
— Owner review via 99.co
The pattern across review platforms is consistent: residents are largely satisfied with the quietness of the location, the freehold status, and the no-fuss MCST experience. The main frustration is the limited facilities — particularly for households with children or those used to a larger development’s amenity breadth. The opening of Marine Terrace MRT since TOP has received consistent positive mention from owners who commute to the CBD.
Strengths & Weaknesses
- Freehold tenure — no lease decay concern, suited to generational holding
- Lowest freehold PSF entry in D15 vs Amber Park, The Continuum and new launches
- Marine Terrace MRT (TEL) at 0.45km — walkable, direct line to CBD
- Telok Kurau Primary School at 0.27km — excellent for P1 registration balloting
- Quiet, low-density neighbourhood with landed enclave character
- Low MCST complexity — 33 units, quick decisions, responsive management
- Strong PSF appreciation trend: S$1,372 → S$1,800 psf over recent cycles
- Gross rental yield 4.02% — solid for freehold D15 in current market
- Good international school access — Canadian International and GIIS within 1.4km
- ECP access in under 5 minutes — drives easily to CBD or East Coast Park
- Minimal facilities — pool and basic gym only; no clubhouse, tennis, or function rooms
- Only 33 units — limited rental market depth, resale pool smaller than larger developments
- Low ShiokNest score (34/100) and investment score (41/100) on quantitative metrics
- Small transaction volume (7 sales recorded) limits PSF data reliability
- No dedicated children's play area or family amenities
- En-bloc potential (40/100) means redevelopment risk — MCST majority could override minority
- Boutique D15 condos attract fewer institutional tenant referrals than large-scale launches
- Limited unit mix diversity — smaller configurations may not suit large families
Verdict
The Montage makes most sense for a specific type of buyer: one who values freehold tenure and district prestige, wants a quiet, low-density living environment, and is prepared to accept a boutique amenity set in exchange for lower quantum and minimal MCST complexity. At current pricing around S$1,800 psf, it remains the cheapest freehold entry point in a neighbourhood where comparable addresses are asking S$2,500+. The 450-metre walk to Marine Terrace MRT makes car-light living a realistic option for the first time in the Telok Kurau estate, materially improving its investment profile versus the pre-TEL era.
The caveats are real. With a ShiokNest score of 34 and an investment score of 41, the development does not rank highly on quantitative metrics — reflecting its limited transaction volume (7 recorded sales), smaller unit mix, and the absence of the kind of institutional-scale amenities that drive rental premiums and repeat buyer interest. En-bloc potential at 40 is meaningful for a small freehold site in a landed enclave — developers have repeatedly targeted sub-50-unit freehold projects in D15 as redevelopment candidates — but en-bloc timelines are unpredictable and should not anchor a purchase decision.
Against The Continuum (freehold, 816 units, S$2,790 psf), The Montage offers a comparable freehold tenure at a 36% PSF discount, with the trade-off being fewer facilities and a smaller community. Against Grand Dunman or Emerald of Katong (99-year leasehold, S$2,537–$2,640 psf), The Montage’s value case is compelling for any buyer who intends to hold for more than 10 years. For short-term investors seeking capital appreciation in a frothy market, the large-scale launches with developer marketing momentum are a more liquid bet.