The Vines
Overview & Key Facts
The Vines is a quiet boutique freehold condominium tucked along Lorong Sarina in District 14 — a low-profile residential lane that sits between the established Eunos and Kembangan neighbourhoods on the East–West Line corridor. With just 35 units, it represents an increasingly rare breed: a small-scale freehold development in an inner-east location where the surrounding market has shifted almost entirely toward large-format 99-year leasehold blocks.
The appeal here is not about impressive facilities or iconic architecture. It is about ownership security, neighbourhood character, and a proximity to some of the most liveable parts of eastern Singapore. Lorong Sarina sits within easy reach of Eunos Crescent’s established hawker scene, the Kembangan leafy residential streets, and the broader Paya Lebar commercial hub — a combination that makes it functional for both families and professionals who prioritise tenure permanence over resort-style living.
Transaction volumes have been thin, reflecting the development’s modest scale rather than any lack of demand. The five-year PSF trajectory tells a more confident story: from S$1,155 psf to S$1,500 psf over the tracked period, The Vines has quietly outpaced inflation while remaining materially cheaper than the large leasehold neighbours that dominate the D14 comparable pool.
Location & Connectivity
The development sits in a genuinely competitive position for MRT access by Singapore standards. Both Eunos MRT and Kembangan MRT on the East–West Line are approximately 560 metres away — a comfortable ten-minute walk for most residents, or a very short bus ride. Neither station is an interchange, but the East–West Line provides direct access to Paya Lebar interchange (two stops west), Tanjong Katong Road, and Changi Airport in one direction, and Raffles Place in the other without a transfer. For most CBD commuters, a single-line journey of under 25 minutes is a realistic outcome.
For drivers, the location sits within easy reach of the Pan Island Expressway via the Paya Lebar slip, and the Kallang–Paya Lebar Expressway is accessible further west. The CBD is roughly a 15-minute drive in off-peak conditions via the KPE. Changi Airport is under 20 minutes. The Paya Lebar Quarter commercial cluster — home to a large FairPrice, Jem-style dining, and Paya Lebar Square — is reachable in around five minutes by car or two MRT stops.
Day-to-day amenities are well-served. The Joo Chiat and Geylang Serai precincts are within two kilometres, offering dense hawker options, heritage shophouses, and wet markets that many east-side residents consider among the best in Singapore for food diversity. Eunos Crescent food centre handles most weekday meals within walking distance.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
| Canadian International School (Tanjong Katong) | international | ~1.5 km |
| Broadrick Secondary School | secondary | ~1.5 km |
| EtonHouse International School (Broadrick) | international | ~1.5 km |
| Haig Girls' School | primary | ~1.7 km |
| Tao Nan School | primary | ~1.7 km |
Facilities
At 35 units, The Vines offers the lean facility set typical of a boutique development: a swimming pool, gym, and landscaped communal areas are the expected core. Buyers drawn to this development are not here for resort-scale amenities — they are here for freehold tenure, neighbourhood positioning, and the privacy that a small compound affords. The facilities are functional rather than aspirational, and maintenance fees reflect that reality. Monthly levies at a development of this scale are generally lower than at mega-condos, which makes a meaningful difference over the long holding periods that freehold buyers tend to plan for.
“It’s a small and quiet development — exactly what we wanted. No crowds at the pool on weekends, no noise from hundreds of kids. The gym is basic but clean. For us the freehold title was everything; the facilities were secondary.”
— Resident review via PropertyGuru
The trade-off is straightforward: residents who need a fully-equipped gymnasium, multiple pools, function rooms, or sports courts will find The Vines falls short. Families with young children in particular may find the limited recreational amenities a point of friction compared with larger neighbouring developments. That said, the proximity to Eunos and Kembangan parks and the broader east-coast park connector network partially compensates — the outdoor recreation options are genuinely good, they just sit outside the compound rather than within it.
Unit Sizes & Layout
Transaction data for The Vines is limited by volume — with only seven recorded sales, the mix is difficult to characterise with statistical confidence. What the data does confirm is that recent transacted units have achieved S$1,500 psf, positioning the development meaningfully below the large leasehold blocks in the same district. Parc Esta, at S$2,182 psf, and Penrose, at S$1,928 psf, are both newer 99-year leasehold launches commanding a 30–45% PSF premium over The Vines despite the tenure disadvantage. For buyers who see freehold as a structural long-term hold, the PSF gap is a compelling starting point for the arithmetic.
At a 35-unit boutique, unit typologies are limited and resale supply is naturally thin — which can be both an advantage (low competition from same-project re-sellers) and a constraint (buyers cannot expect frequent listing options or wide size choice). Buyers considering The Vines should be prepared for a longer search for the right unit, and should be aware that thin transaction volume makes automated AVM valuations less reliable here than at higher-volume developments. Independent bank valuation is advisable before committing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 6 | $1,361 | $1,515,000 |
| 5 BR | 1 | $1,075 | $2,130,000 |
Pricing & Market Position
Based on 7 recorded transactions, sale prices range from $1,280,000 to $2,130,000, averaging $1,602,857 (~$1,500 psf).
Rents range from $2,200 to $6,500 per month across 24 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 29.9% (from $1,155 to $1,500 psf).
Neighbourhood Comparison
The most meaningful comparisons in D14 are the large leasehold launches that define the district’s price benchmark. Parc Esta at S$2,182 psf offers 1,399 units, a 99-year lease from 2018, resort-scale facilities, and direct access to Eunos MRT via a covered walkway — arguably the best transit connectivity in the district. Penrose at S$1,928 psf sits 566 units on a 99-year lease from 2019 and offers strong facilities in the Sims Drive corridor. Both command a 30–45% PSF premium over The Vines, which means a buyer choosing The Vines is effectively purchasing the freehold premium at a discount — paying below-market PSF for perpetual tenure while those neighbours depreciate on the lease clock.
Against the older leasehold stock, the comparison sharpens further. EuHabitat at S$1,326 psf is a 99-year lease from 2010 — already 16 years consumed and unlikely to regenerate the same buyer enthusiasm as a fresh launch or a freehold title. Sims Urban Oasis at S$1,760 psf on a 2014 lease occupies a similar vintage position. For a buyer deciding between acquiring a maturing leasehold asset at S$1,326–$1,760 psf or a perpetual-title boutique at S$1,500 psf, the tenure arithmetic increasingly favours The Vines as the leasehold clock advances.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE VINES | Freehold | — | 35 | $1,500 |
| 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 VINES across multiple dimensions.
What Residents Say
“Love the peace and quiet — no more worrying about hundreds of units sharing the pool. Being freehold in this area is already a big plus. Walk to Eunos MRT takes about ten minutes which is fine for us since we’re not daily commuters by train.”
— Resident review via EdgeProp
“Facilities are minimal but we knew that going in. The neighbourhood itself compensates — Eunos food centre nearby, easy drive to East Coast, kids’ school within walking distance. The freehold title is what made us choose it over newer 99-year condos down the road.”
— Resident review via PropertyGuru
“It’s a small development so you get to know your neighbours. The downside is that if you want to sell, the pool of buyers is narrower — not everyone wants boutique. Took us longer to find our unit than it would have at a bigger condo.”
— Resident review via 99.co
Resident sentiment across review platforms reflects the self-selecting nature of the buyer pool. Those who purchased with clear freehold priorities consistently rate the development positively; those who expected more comprehensive facilities register disappointment. The common threads are appreciation for the quiet residential scale, the functional MRT access, and the neighbourhood food scene — with the primary caveat being the limited on-site amenities and the thin resale liquidity that accompanies a 35-unit footprint.
Strengths & Weaknesses
- Freehold tenure — permanent title in a district dominated by 99-year leasehold stock
- Dual MRT access — Eunos and Kembangan both ~560m, flexible East-West Line commute
- PSF materially below leasehold neighbours (Parc Esta S$2,182, Penrose S$1,928 vs ~S$1,500)
- Canossa Catholic Primary School at 0.75 km — strong P1 balloting radius
- Quiet boutique scale — 35 units, low compound density, private pool and communal areas
- Established neighbourhood with dense hawker and food options within walking distance
- Five-year PSF appreciation from S$1,155 to S$1,500 (+30%)
- Lower maintenance fees vs mega-condos — reflects lean facility set
- Paya Lebar commercial hub (PLQ, Paya Lebar Square) accessible in 2 MRT stops or ~5 min drive
- Boutique facilities only — basic pool and gym; no tennis, function rooms, or sports courts
- 35 units means thin resale liquidity — longer time-to-sell vs high-volume developments
- Low en-bloc potential (34/100) — small land parcel limits redevelopment premium
- Gross yield of 2.68% — below average for D14; rental demand is narrower at boutique scale
- No developer prestige or architect landmark credentials noted in available records
- Unit mix data limited by low transaction volume — AVM valuations less reliable here
- Neither Eunos nor Kembangan is an interchange station — one transfer needed for NSL/CCL/NEL
- Limited TOP year data — age and condition of common areas harder to assess remotely
Verdict
The Vines is a concentrated value proposition: freehold land in a convenient East–West Line location at a PSF that sits materially below the leasehold alternatives. For a buyer with a long-term, own-stay orientation — particularly one who does not require extensive on-site facilities — the calculus is straightforward. The permanence of the title, the functional MRT proximity, the strong school catchment with Canossa Catholic Primary at 0.75 km, and the established neighbourhood character of the Eunos–Kembangan corridor all support a multi-decade hold.
The investment case is less clear-cut. With a gross yield of 2.68% and the tight rental pool that a 35-unit development creates, rental income is not the primary driver of returns here. Capital appreciation has been solid over the five-year tracked window — from S$1,155 to S$1,500 psf — but the thin transaction volume makes trend-reading less reliable than at scale. The low en-bloc score (34/100) reflects realistic constraints: boutique developments rarely achieve the critical mass and consensus required for a successful collective sale, and the absence of a large land parcel reduces the redevelopment premium that drives en-bloc premiums at bigger sites.
The most honest framing is that The Vines is not for everyone, and does not pretend to be. It suits a specific buyer: freehold-committed, not facilities-dependent, comfortable with illiquid resale, and valuing the quieter residential scale of Lorong Sarina over the energy of a mega-development. For that buyer, it is a genuinely good option at current pricing.