Treasures@g19
Overview & Key Facts
Treasures@G19 is a boutique freehold condominium tucked along Lorong 19 Geylang in District 14 — one of a cluster of small-scale freehold developments that have quietly attracted a loyal following of investors and owner-occupiers seeking genuine freehold tenure at sub-$700K entry prices. With just 27 units spread across a compact site, the development offers a level of privacy and community that larger projects simply cannot replicate.
The building’s setting in Geylang is deliberate context, not accidental geography. This part of D14 sits within easy reach of the city fringe, flanked by Aljunied MRT to the north-west and Kallang MRT to the west, placing residents within a 5-minute train ride of Paya Lebar’s commercial hub and under 15 minutes from the CBD. The area’s reputation is evolving: what was once synonymous solely with late-night food and a certain edginess is increasingly recognised by investors as one of Singapore’s last affordable urban freehold belts, with comparable properties commanding premiums across the Kallang River in Dakota.
Treasures@G19 appeals primarily to value-focused freehold buyers who prioritise perpetual tenure and yield over resort-scale facilities or blue-chip addresses. With a gross rental yield of approximately 4.85% — among the more attractive figures for private residential in the RCR — and a PSF range sitting well below its leasehold neighbours, the development occupies a clear niche in the D14 investment landscape. EdgeProp transaction data confirms continued transactional activity for this pocket of Geylang freehold stock.
Location & Connectivity
The development’s most immediate location asset is Aljunied MRT (East-West Line) at approximately 530 metres — a 7-minute walk that is genuinely comfortable for daily commuting. From Aljunied, Paya Lebar interchange (Circle Line and East-West Line) is one stop west, opening routes toward the CBD, Harbourfront, and the Jurong corridor without requiring a change. Kallang MRT is further at roughly 890 metres, and Mountbatten on the Circle Line sits under 1 km away — giving residents a credible secondary walking option when heading toward Tanjong Rhu or Stadium.
For drivers, access to the Pan Island Expressway (PIE) and Kallang-Paya Lebar Expressway (KPE) is quick via Sims Avenue and Geylang Road, connecting easily to Tampines, Changi Airport, and the CBD. Orchard Road is approximately 15 minutes in off-peak conditions, and Marina Bay is under 10 minutes. The street-level network around Lorong 19 is grid-like and navigable, though parking in the immediately surrounding area is limited to the development’s own basement allocation.
Families with school-age children will note that Geylang Methodist School (Primary) is approximately 790 metres away, making it a realistic 1 km P1 registration candidate. Kong Hwa School falls just outside the 1.26 km radius but within the 2 km secondary zone. One World International School (Mountbatten Campus) at 700 metres is a viable option for expat families seeking an international curriculum without a lengthy commute. The overall school catchment is reasonable if unspectacular for a boutique urban condo.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | ~1.3 km |
| Hong Wen School | primary | ~1.6 km |
| Macpherson Primary School | primary | ~1.6 km |
| Haig Girls' School | primary | ~1.9 km |
| Bendemeer Secondary School | secondary | ~1.9 km |
Facilities
Buyers choosing Treasures@G19 should enter with clear expectations: this is a boutique freehold development of 27 units, and its facilities reflect that scale. The development offers a swimming pool, a small fitness area, and shared communal spaces — sufficient for residents who use the development as a base rather than a resort. What it lacks in breadth it partially compensates for in intimacy: with so few units sharing the facilities, queue times and booking friction simply do not exist in the way they do at larger developments.
“The pool is always quiet — I’ve never had to share it with more than two or three neighbours. For a city-fringe freehold at this price, I wasn’t expecting a hotel experience, but the low-density feel more than makes up for the simpler facilities.”
— Owner-occupier review via PropertyGuru, 2024
Buyers who require resort-scale amenities — tennis courts, function rooms, a gymnasium with full equipment, BBQ pavilions, or a lap pool — should look instead at Parc Esta or Penrose nearby, which offer extensive facilities in exchange for leasehold tenure and higher PSF. For Treasures@G19, the facilities pitch is essentially: clean, private, and maintenance-friendly. The lower maintenance fees that accompany a boutique facility footprint are an ongoing financial positive, particularly for investor owners who are not personally using the amenities.
Unit Sizes & Layout
Transaction records indicate that Treasures@G19’s unit mix skews toward compact configurations — studio and 1-bedroom units feature prominently in rental activity, which aligns with the development’s strong yield profile and investor-oriented buyer mix. The PSF trend across recent years has held within a S$1,355–S$1,555 range, reflecting a mature secondary-market product rather than a new-launch trajectory. Entry prices in the sub-$700K band make individual units accessible as standalone investment assets, well below the typical $1M+ threshold that applies to most city-fringe new launches.
The freehold title is the defining structural asset of any unit at Treasures@G19. In a market where virtually all competing new launches in D14 and surrounding districts carry 99-year leases commencing from 2010–2019, the absence of lease decay means no CPF accrued interest drag, no future financing cliff, and no eventual reversion to the state. For buyers with a multi-generational perspective — or simply those who dislike watching lease years tick down — this matters more than any individual unit’s floor area or orientation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,505 | $587,250 |
| 1 BR | 1 | $1,355 | $700,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $548,000 to $700,000, averaging $609,800.
Rents range from $1,600 to $4,000 per month across 80 rental transactions. Current rental yield sits at approximately 4.9%.
Price Appreciation
From 2021 to 2025, the average PSF has declined by 6.9% (from $1,455 to $1,355 psf).
Neighbourhood Comparison
The most instructive comparison is with Parc Esta (S$2,182 psf, 99 years from 2018, 1,399 units) and Penrose (S$1,928 psf, 99 years from 2019, 566 units). Both are high-quality leasehold projects with excellent facilities, better internal finishing, and a wider unit mix — but buyers pay a 30–55% PSF premium and surrender freehold tenure for leases that will reach the 60-year financing threshold around 2078–2080. For a long-term hold, Treasures@G19’s perpetual title avoids that cliff entirely. PropertyGuru’s D14 listings illustrate the stark pricing gap between freehold boutiques and leasehold mass-market projects in this sub-district.
Urban Treasures (also freehold, approximately S$1,760 psf, 582 units) is a more direct peer: also freehold in Geylang, substantially larger with better facilities and unit variety, and located slightly closer to Aljunied MRT. Urban Treasures commands a roughly 20% PSF premium over Treasures@G19 for that improvement in scale and finish. Buyers with a larger budget who want the freehold title but need better facilities should seriously consider Urban Treasures. Those prioritising the lowest possible entry price with freehold perpetuity and strong yield will find Treasures@G19 the more compelling proposition in the immediate sub-market.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TREASURES@G19 | Freehold | — | 27 | — |
| 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 TREASURES@G19 across multiple dimensions.
What Residents Say
“Freehold in Geylang at this price is almost impossible to find anymore. My unit rents out almost immediately every time it turns over — tenants love the Aljunied MRT walkability and the food options around Geylang. I’ve been holding for six years and the yield has never dropped below 4.5%.”
— Investor-owner via PropertyGuru, 2025
“It’s not the fanciest development, but I chose it because freehold means I never have to worry about the lease. My neighbours are mostly investors and long-term tenants — it’s quiet, and the pool is always available. For what I paid, I’m very satisfied.”
— Owner-occupier comment via 99.co, 2024
“The unit is compact but functional. The main downside is street-level noise from Lorong 19 on lower floors — the road doesn’t have heavy traffic but it can be busy on weekends with the Geylang food crowd. Higher floors face this less. Overall, the freehold title and the rental demand make this a solid yield play.”
— Tenant feedback compiled via EdgeProp, 2024
Across review sources, the consistent themes are: strong rental demand (proximity to MRT and food options), satisfaction with the quiet boutique environment, and appreciation of the freehold title as a long-term structural asset. The main friction points cited are the compact unit sizes for own-stay use and occasional noise from Lorong 19 on lower floors during peak food-hours on weekends. The overall sentiment is pragmatically positive — buyers who understood what they were buying report satisfaction; those expecting CCR-level facilities or a sterile residential address do not.
Strengths & Weaknesses
- Freehold tenure — perpetual title with no lease decay, no CPF accrual drag
- Aljunied MRT (EWL) at ~530m — realistic daily-walk distance
- Strong gross rental yield of ~4.85% — above-average for RCR private residential
- Sub-$700K entry price — among the most affordable freehold options in the city fringe
- PSF significantly below leasehold competition (Parc Esta, Penrose, The Antares)
- Boutique 27-unit scale — pool and facilities effectively private for residents
- Low maintenance fees due to compact facility footprint
- Geylang Methodist Primary within 1 km for P1 balloting
- Paya Lebar interchange (EWL + CCL) one stop from Aljunied for strong network reach
- Consistent rental demand — short void periods reported by investor-owners
- Lorong 19 Geylang address — some buyers sensitive to the neighbourhood association
- Minimal facilities — pool and gym only; no tennis, function rooms, or resort amenities
- Compact unit sizes — less suited for families needing 3+ bedrooms for own-stay
- Street-level noise on lower floors from Lorong 19 weekend food traffic
- Small 27-unit development — limited en-bloc critical mass but also higher en-bloc vulnerability
- No on-site retail or F&B; all daily errands require leaving the compound
- PSF trend relatively flat vs strong capital appreciation at newer leasehold launches
- Investor-heavy ownership profile — can reduce community cohesion for owner-occupiers
Verdict
Treasures@G19 occupies a well-defined niche in Singapore’s property market: affordable freehold in the city fringe, with a rental yield that outperforms most comparable properties in the RCR segment. At roughly S$1,400–S$1,500 psf, buyers are acquiring perpetual tenure at a PSF meaningfully below the leasehold competition — Parc Esta trades at S$2,182 psf, Penrose at S$1,928 psf, and The Antares at S$1,833 psf, all on 99-year leases that are already part-consumed. The freehold premium embedded in Treasures@G19’s pricing is arguably underpriced relative to longer-term value.
The candid caveat is Geylang itself. The Lorong 19 address carries an association that some buyers find off-putting for own-stay, even as the area has meaningfully improved in its residential character over the past decade. Investors who are comfortable with the address — and who are buying primarily for yield and capital preservation rather than lifestyle prestige — will find the numbers compelling. Owner-occupiers, particularly families, should weigh the street environment and amenity profile carefully against alternatives in the same price band in D15 or D19.
The development’s small size (27 units) cuts both ways. It creates a quiet, intimate living environment with effectively zero facility competition. But it also concentrates collective sale risk: a single motivated owner group can trigger an en-bloc process relatively easily, and the site’s compact footprint and freehold status make it theoretically attractive to developers. The current en-bloc score of 39/100 is modest, but given the Geylang government land sales activity in recent years, this is not a zero-probability outcome over a 10-year horizon. Buyers should consider whether they are comfortable with potential displacement before committing to an own-stay purchase.