Tre Residences
Most 99-year leasehold condos ask you to accept a trade-off: commute convenience or lifestyle depth. Tre Residences, the 250-unit integrated development straddling the covered walkway to Aljunied MRT, largely refuses that trade. At roughly 170 metres from the station entrance — a walk that takes two minutes even in August rain — it is one of a small cohort of city-fringe projects where “MRT-integrated” is a literal physical fact rather than an estate agent shorthand for “within 800 metres” (as of 2026-05). The more interesting question in 2026 is not whether the commute works. It is whether a development that launched in a completely different interest-rate environment, now into its second decade of a 99-year lease, still earns its current asking price — and for whom.
The numbers set a clear starting point. Tre Residences has logged 113 caveat-backed sales transactions since January 2021, with average PSF climbing from S$1,465 in early 2021 to S$1,872 across the four April 2026 caveats in the database (as of 2026-05). That is a 27.8% PSF run in five years on a 99-year leasehold property that commenced its lease in 2014 — meaning buyers today are acquiring approximately 87 years of remaining tenure, a number that still sits comfortably above CPF and bank lending thresholds but is worth tracking on a decade-by-decade horizon.
Overview & Key Facts
Tre Residences is a 250-unit freehold-equivalent development along Geylang East Avenue 1 in District 14, completed in 2017 by Sustained Land Pte Ltd. Standing at 19 storeys on a compact 5,432 sqm site, it occupies a position on the Geylang fringe — close enough to benefit from the area’s extraordinary food scene and convenience, but set back from the more colourful stretches of Geylang Road itself.
With a 99-year lease commencing 2014 (approximately 87 years remaining), Tre Residences sits in the Rest of Central Region (RCR), which places it in the pricing sweet spot between Core Central and Outside Central developments. The 250-unit count makes it a boutique mid-sized development — large enough to support a reasonable range of facilities, small enough that residents know their neighbours and maintenance decisions don’t require town-hall logistics.
The development’s defining advantage is unmistakable: Aljunied MRT station sits just 240 metres from the front door, making it one of the most MRT-proximate condominiums in the entire Geylang-Aljunied corridor. For buyers who weight transport connectivity above all else, this proximity alone puts Tre Residences on a very short list.
Location & Connectivity
Location is the story at Tre Residences, and it is a story with two distinct chapters. The first chapter is pure convenience: Aljunied MRT on the East-West Line is a 3-minute walk, putting Raffles Place five stops (12 minutes) away and Paya Lebar interchange just one stop down. The EWL remains one of Singapore’s workhorse lines, connecting directly to the CBD, Changi Airport, and the eastern corridor without transfers.
For drivers, access to the KPE and PIE is straightforward. The CBD is approximately 10 minutes in off-peak conditions via Nicoll Highway or the KPE tunnel. Changi Airport sits roughly 20 minutes east. Paya Lebar Quarter, which has emerged as a significant commercial hub, is one MRT stop or a short drive away.
Daily necessities are well covered. Geylang East is dotted with coffee shops, provision stores, and eateries — the kind of no-frills convenience that newer developments in sanitised corridors simply cannot replicate. For more structured retail, Paya Lebar Quarter and SingPost Centre are within a short commute, while City Plaza and Tanjong Katong offer neighbourhood shopping.
The second chapter is the Geylang address. District 14 carries associations that some buyers find off-putting — the area’s red-light history and the grittier stretches of Geylang Road are well-known. Tre Residences benefits from being on Geylang East Avenue 1, which is a quieter residential street, but the postcode perception persists and affects both resale sentiment and tenant profile. This is something buyers should factor in honestly rather than dismiss.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | Within 1 km |
| One World International School (Mountbatten) | international | Within 1 km |
| Macpherson Primary School | primary | ~1.1 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.4 km |
| Haig Girls' School | primary | ~1.4 km |
| Tanjong Katong Primary School | primary | ~1.8 km |
Facilities
At 250 units on a compact site, Tre Residences does not attempt to compete with mega-developments on facility count. What it offers is a sensible, well-maintained selection that covers the essentials without the resort-style sprawl. The development features a 50m lap pool, a wading pool, a gymnasium, BBQ pavilions, a function room, a sky terrace, and landscaped gardens.
The rooftop sky terrace is arguably the standout amenity, offering views across the Geylang-Kallang corridor. For a development at this price point and scale, the pool length (50m) is generous — many newer 200-300 unit developments have downsized to 25m or even 20m pools to maximise buildable area.
The honest assessment: facilities are adequate but not a differentiator. Buyers choosing Tre Residences are choosing it for MRT proximity, pricing, and location convenience — not for the pool or gym. The compact site means outdoor space per resident is limited, and the facility deck reflects practical mid-market positioning rather than lifestyle ambition.
Unit Sizes & Layout
Tre Residences offers a mix of 1-bedroom to 4-bedroom units across 250 apartments. The unit sizes are typical of mid-2010s RCR developments — not as generous as older stock, but not as aggressively compressed as some post-2018 launches. Two-bedroom units range from approximately 650 to 750 sqft, which is workable for couples or small families.
The 19-storey height provides reasonable vertical separation, and higher-floor units benefit from decent city-fringe views. Units facing away from Geylang East Avenue 1 enjoy more quiet, while street-facing stacks get slightly more road noise but better unobstructed sightlines. The development’s north-south orientation on most stacks helps manage solar heat gain.
Interior finishings are standard for the era and price bracket. The developer did not over-promise on fittings, which means buyers get functional quality without the disappointment that sometimes accompanies developments that market themselves above their actual spec. Budget for kitchen and bathroom upgrades if you want a more contemporary feel.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 7 | $1,812 | $760,857 |
| 1 BR | 28 | $1,740 | $1,085,278 |
| 2 BR | 76 | $1,678 | $1,475,358 |
Pricing & Market Position
Based on 111 recorded transactions, sale prices range from $685,000 to $1,836,888, averaging $1,331,901 (~$1,881 psf).
Rents range from $2,000 to $5,800 per month across 357 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 23.6% (from $1,559 to $1,927 psf).
Neighbourhood Comparison
The competitive set in the Aljunied-Geylang corridor reveals Tre Residences’ positioning clearly. Parc Esta, the marquee development in the area, commands S$2,181 psf — a 17% premium over Tre Residences — with a newer completion (2023), larger unit count (1,399 units), and resort-scale facilities. For buyers who want the full lifestyle package and can stretch the budget, Parc Esta is the obvious step up.
Sims Urban Oasis at S$1,758 psf offers a slightly lower entry point but with a less convenient MRT position. Penrose at S$1,927 psf sits between the two, completed in 2023 with a fresh lease. The pattern is clear: Tre Residences trades facility scale and newness for MRT proximity and value — a trade-off that resonates strongly with commuter-focused buyers and yield-oriented investors.
Within the D14 context, Tre Residences’ walkability score of 90 stands out. The combination of MRT proximity, food options, and daily amenities within walking distance is difficult to replicate at this price point. Buyers choosing between Tre Residences and the newer, pricier alternatives are fundamentally deciding whether they value proximity and value today or brand-new facilities and a longer lease runway.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TRE RESIDENCES | 99 yrs lease commencing from 2014 | — | 250 | $1,881 |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| 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 TRE RESIDENCES across multiple dimensions.
What Residents Say
“The location is unbeatable for the price. I walk to Aljunied MRT in under 3 minutes and the supper options along Geylang are incredible. It’s not glamorous, but it’s genuinely convenient.”
— Resident review via PropertyGuru
“Good rental yield property. Tenants love the MRT proximity and the fact that everything is walkable. Not the fanciest condo but it does the job.”
— Owner-investor review via EdgeProp
“The area can feel rough around the edges at night, especially if you walk toward the main Geylang Road. But Geylang East Avenue itself is quiet and residential. You get used to it.”
— Resident review via 99.co
Resident sentiment clusters around a consistent theme: the location and value equation are strong, but the Geylang character is something residents learn to accept (and often grow to appreciate) rather than love from day one. The development attracts a practical, value-conscious buyer profile — both owner-occupiers who prioritise commute time and investors targeting consistent rental income. Complaints tend to focus on the compact site and limited outdoor space rather than any fundamental issue with the development itself.
Genuine MRT integration is the headline asset. The covered, sheltered link to Aljunied MRT (East-West Line) is not a marketing claim — it is a physical structure. Residents reach the station concourse in two minutes from the lobby without touching sunlight or rain. From Aljunied, the East-West Line delivers City Hall in 10 minutes, Raffles Place in 11, and Jurong East in under 35. For households where one or both adults commute to the CBD daily, this walkability score of 90 (as recorded in the ShiokNest database, as of 2026-05) translates directly into time and quality-of-life savings that compound over years of ownership. Compare commute times across D14 using the commute time map.
Unit mix rewards practical living over vanity square footage. The two 17-storey towers at Tre Residences run studio to penthouse, with the bulk of the stack in 1-bedroom and 2-bedroom configurations. The database shows 2-bedroom units between 850–947 sqft transacting at S$1,790–S$1,939 PSF in 2025–2026, and 1-bedroom units in the 570 sqft band touching S$2,033 PSF at the April 2026 high (as of 2026-05). These are not exceptional sizes for a city-fringe development, but the layouts are workable and the bedroom-to-building ratio keeps the communal areas uncrowded. The dual-key configuration adds flexibility for multigenerational households or part-time rental income.
Rental demand is structurally anchored by the EWL and Paya Lebar Quarter. Paya Lebar Quarter (PLQ) — the Lendlease-developed mixed-use hub housing three Grade-A office towers, a retail podium, and a hotel less than 1.5km east of Aljunied — has created a dense pool of professional renters who want EWL access without paying D1–D4 premium rents. The DB rental data confirms demand depth: 1-bedroom units at Tre Residences have averaged S$3,099/month in 2024–2026 across 32 leases, 2-bedrooms have averaged S$3,965/month across 61 leases, and 3-bedrooms have averaged S$4,900/month across 49 leases (as of 2026-05). These numbers support gross yields in the 2.5–3.1% range at current PSF, with the 3-bedroom stack the most yield-productive on a per-sqft basis. Track current rental yield benchmarks on the rental yield map.
District 14 is undergoing a structural re-rating. The URA Master Plan has identified Paya Lebar Central as a decentralised commercial hub, and the longer-dated Paya Lebar Air Base decommissioning — expected from the 2030s, yielding 800+ hectares for mixed-use development — positions D14 as a corridor with more appreciation headroom than prime districts already trading at S$2,500–S$4,000 PSF (as of 2026-05). Tre Residences sits at the Aljunied EWL node, which is one stop west of the Paya Lebar interchange. The District 14 analytics hub tracks how PSF and transaction volumes are moving across the Geylang–Eunos–Paya Lebar corridor in real time.
Sky gardens and a 20-plus facility count deliver lifestyle depth above the boutique tier. For 250 units, Tre Residences punches above its weight on amenities: four levels of themed sky gardens, a full-size pool, gymnasium, BBQ pavilions, children's playground, and 24-hour security. This facility-to-unit ratio is materially better than sub-100-unit boutiques that budget-minimise shared spaces. The sky link between the two towers adds a practical dimension — residents moving between units on upper floors or using sky-garden decks navigate via a sheltered bridge rather than descending to ground level in the heat.
Lease clock is ticking at a pace buyers should model explicitly. Tre Residences commenced its 99-year lease in 2014, giving buyers today approximately 87 years of remaining tenure (as of 2026-05). That remains well within CPF housing withdrawal eligibility (which requires the lease to cover the youngest buyer to age 95) and above the conventional bank-valuation comfort zone of 60 years. But buyers under 40 planning a 20-year hold should recognise that at resale time around 2045, the remaining lease will be approximately 67 years — a figure that begins to attract lender-haircut risk and limits the buyer pool to younger purchasers who can still use CPF freely. Model the lease lifecycle on the lease decay calculator before committing at current prices. The 99-year leasehold condo guide explains CPF limits and exit strategy in detail.
D14 Geylang perception risk persists despite rapid transformation. Geylang's historical association with entertainment and vice activity is a real, not imaginary, concern for a subset of buyers and tenants — particularly expatriate families with children and some foreign professional renters who filter location by neighbourhood reputation before looking at connectivity or price. The transformation is genuine: the Paya Lebar Quarter precinct has reframed the east corridor for professional renters and the streetscape around Aljunied MRT has improved considerably since 2018. But the reputational discount persists in some market segments (as of 2026-05). Buyers should test the actual walking environment during an evening visit and assess whether the Aljunied precinct — rather than the deeper Geylang entertainment belt — aligns with their comfort level. The ShiokNest District 14 hub provides a data layer rather than a narrative verdict on this; visit in person before deciding.
PSF compression risk on 1-bedrooms at lease-year 15+. The S$2,033 PSF peak for a 570 sqft 1-bedroom in February 2026 is the highest recorded transaction for Tre Residences in the database. At that price point, a 570-sqft unit is transacting above S$1.16M — territory where first-timer buyer pools thin and ABSD implications for second-property purchasers loom large. Small-format units on 99-year leases historically show greater PSF volatility than 2- and 3-bedroom formats as the lease matures because the absolute price ceiling for the product shrinks alongside the remaining lease. Buyers acquiring 1-bedrooms for investment should stress-test exit scenarios at years 15–20 on the lease using the freehold vs leasehold analysis guide.
No 3-bedroom or 4-bedroom family stack on the data until well into the lease. The DB transaction data shows only studio, 1-bedroom, and 2-bedroom caveats through 2026 (plus a studio-plus-study type recorded as bedroom code 0). This is a design outcome: Tre Residences was developed as a city-fringe commuter product, not a family mega-development. Families with two school-age children seeking four bedrooms will find the unit mix limiting, and the 250-unit total means the project does not generate the school-zone proximity buzz of larger D14 developments like The Meyerise or Grand Dunman. Cross-check unit availability and configuration via the property comparison tool against other D14 options before assuming the mix suits your family structure.
ABSD and stamp duty entry cost has structurally hardened. Second-property Singaporeans face 20% ABSD; PRs buying their first Singapore property pay 5%; foreigners pay 60% (rates in force since April 2023, as of 2026-05). On a 2-bedroom at S$1.8M, a second-property Singaporean pays an additional S$360,000 in ABSD on top of BSD. Verify the current rate schedule on the IRAS ABSD rate table, then run your all-in acquisition cost via the stamp duty and ABSD calculator.
[
{
"persona": "CBD-commuter-couple",
"fit_color": "green",
"reason": "Covered 2-minute walk to Aljunied EWL station. City Hall in 10 minutes, Raffles Place in 11. For a couple where both adults commute to the CBD, the daily commute friction is virtually zero. Current 2-bedroom PSF at S$1,810 average (2024-2026 DB) is materially below comparable EWL-integrated units in D1-D4. (as of 2026-05)"
},
{
"persona": "buy-to-let-investor",
"fit_color": "green",
"reason": "Rental depth confirmed across 158 leases in the 2024-2026 DB window (1BR avg S$3,099/month, 2BR avg S$3,965/month, 3BR avg S$4,900/month). PLQ Grade-A office tenants and EWL-dependent professionals form a structurally anchored renter base. Gross yield at current PSF runs 2.7-3.1% -- not spectacular but MRT-integrated city fringe is usually where rental floors hold in soft cycles. (as of 2026-05)"
},
{
"persona": "hdb-upgrader-aljunied",
"fit_color": "green",
"reason": "Buyers upgrading from Aljunied, Geylang, or Kallang HDB estates stay in a familiar precinct with strong public transit access. Neighbourhood amenities -- Geylang Methodist School, Paya Lebar Square, hawker centres on Sims Avenue -- require no lifestyle adjustment. At under S$1.1M for a 1-bedroom, the entry price is accessible for HDB-sale-funded upgraders. (as of 2026-05)"
},
{
"persona": "young-single-professional",
"fit_color": "green",
"reason": "The 570 sqft 1-bedroom at S$1M-S$1.16M range, EWL integration, and proximity to Paya Lebar F&B and retail make this a practical first private property purchase. The freehold-vs-leasehold trade-off is secondary when the buyer has a 7-10 year holding horizon and plans to upsize before lease decay bites. (as of 2026-05)"
},
{
"persona": "family-with-school-age-kids",
"fit_color": "amber",
"reason": "Geylang Methodist School (Primary and Secondary) are within walking distance, and the development is quiet by Aljunied-precinct standards. But the unit mix skews strongly to 1-2 bedrooms, limiting options for families needing 3-4 bedrooms. Larger family units exist but are rare in the resale pool. Perception risk around the wider Geylang precinct remains a genuine screening issue for some families. (as of 2026-05)"
},
{
"persona": "long-term-99lr-hold-20yr-plus",
"fit_color": "amber",
"reason": "With 87 years remaining, the lease is workable today but buyers aged 35+ planning to hold 20+ years will be selling at 67 years remaining -- the threshold where CPF withdrawal restrictions begin and bank valuations start to apply haircuts. A 20+ year hold thesis is more defensible on freehold, or on a 99-year lease acquired with 90+ years remaining. Use the lease decay calculator to model your specific exit scenario. (as of 2026-05)"
},
{
"persona": "neighbour-perception-sensitive-buyer",
"fit_color": "red",
"reason": "Buyers or tenants who weight neighbourhood reputation and family-friendly street environment very highly above connectivity and price may find the Geylang-Aljunied address a persistent concern, even as the precinct upgrades. The reputational discount is narrowing but has not closed. (as of 2026-05)"
}
]
Tre Residences earns a clear buy for the connectivity-first buyer in 2026 — with two caveats (as of 2026-05). The integrated Aljunied EWL link is a durable structural advantage that very few 250-unit developments at this price tier can match. A 2-bedroom at S$1.76–S$1.82M (current transaction range) buys a CBD commute that is objectively faster and more comfortable than most D9–D10 addresses south of Orchard Road. The rental data confirms the market agrees: 158 lease transactions in 24 months at average rents of S$3,099–S$4,900 across the bedroom range is not thin demand, and Paya Lebar Quarter has permanently expanded the professional-renter catchment west of Changi (as of 2026-05). Run your financing ceiling on the mortgage calculator with current 2026 rates before submitting an offer.
The first caveat is the lease clock. At 87 years remaining, Tre Residences is not a short-run problem — but it is not a 99-year leasehold condo where the lease-decay calculation is completely deferred either. Buyers should model exit scenarios at years 10, 15, and 20 using the lease decay calculator, and factor in that the 1-bedroom format (570 sqft at S$2,033 PSF) is the most vulnerable to PSF compression as the lease matures below 80 years. The 2-bedroom format is the sweet spot for this development: workable size, the deepest rental demand, and sufficient absolute price headroom before lease-length constraints bite the buyer pool. The 99-year leasehold condo guide covers CPF limits and exit strategy in granular terms worth reading before signing.
The second caveat is the neighbourhood perception discount. Tre Residences benefits from it on the way in — D14 PSF is 30–40% below equivalent EWL-integrated addresses in D7–D9 — but buyers must decide whether they are comfortable with the Geylang-adjacent address for themselves and for future tenants. The Aljunied precinct immediately around the MRT is considerably more benign than the Lorongs further south, but the association is real and affects the tenant pool in some subsegments. Do a Friday evening walk before committing. For buyers who clear that filter, the value proposition at current PSF is among the strongest on the East-West Line between Bugis and Paya Lebar. Check the live District 14 price heatmap for current PSF comparables, and review current URA Paya Lebar Central urban design guidelines to understand the long-run precinct trajectory. Suggested holding period: 8–12 years for the transit-premium and PLQ rental story to compound; longer-hold investors should model lease-remaining risk carefully at the 15-year mark.