Treasures@g6
Overview & Key Facts
Treasures@G6 is a 39-unit freehold boutique development at 35 Lorong 6 Geylang, developed by JK Integrated Development Pte Ltd and completed in 2017. The single eight-storey block sits between Geylang Road and Guillemard Road in District 14 — squarely within Singapore’s Rest of Central Region (RCR), a classification that often surprises buyers who associate Geylang only with the OCR fringe.
The numbers tell a compelling investment story. At an average price of $652,859 (median $650,000) and $1,589 psf, Treasures@G6 delivers a gross rental yield of 4.98% — among the highest of any freehold condominium in the RCR. With 79 recorded rental transactions proving sustained tenant demand and a freehold tenure that eliminates lease-decay concerns entirely, the development has quietly become one of District 14’s most efficient income-producing assets.
The Geylang address is the elephant in the room, and we will address it directly. Lorong 6 is on the even-numbered (south) side of Geylang Road, which historically carries the area’s red-light-district association. However, the active entertainment clusters concentrate on the higher even-numbered lorongs — primarily Lorongs 16, 18, and 20 around Westerhout Road. Lorong 6 sits at the quieter western end, closer to Kallang Stadium and the Sports Hub precinct than to the nightlife strips. Government enforcement since 2020 has further subdued activity across even-numbered lorongs, and the gentrification trajectory — boutique hotels, co-working spaces, specialty cafes — is unmistakable. Buyers who can look past the postcode get a freehold RCR asset at a price point that simply does not exist elsewhere in the central region.
Location & Connectivity
Treasures@G6 occupies a position on Lorong 6, a short connecting street running north–south between Geylang Road and Guillemard Road. The immediate streetscape is low-rise — a mix of shophouses, small residential blocks, and commercial units typical of the lower Geylang lorongs. The development is approximately 2.5 km from the CBD as the crow flies, placing it firmly in city-fringe territory despite the suburban price tag.
The food scene is Geylang’s genuine strength. Within walking distance are dozens of hawker stalls, zi char restaurants, and late-night supper spots that have made the district a culinary destination in its own right — frog porridge, beef hor fun, and durian stalls draw crowds from across the island. More structured dining is available at Leisure Park Kallang (800 m), which houses a cinema, supermarket, and food court, and at the Singapore Sports Hub retail precinct (1.2 km) which continues to expand its F&B and lifestyle offerings. Upper Boon Keng Road Market & Food Centre and Sims Vista Market are both within a 10-minute walk.
For daily groceries, the nearest supermarket options are at Leisure Park Kallang and along Sims Avenue. Schools within range include One World International School (700 m) and Geylang Methodist Primary School (1.06 km) — not within the 1 km priority-enrolment band for the latter, which is a consideration for families. The Kallang Riverside Park and the Stadium waterfront promenade provide green space and jogging routes within comfortable walking distance.
Schools & Education
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | ~1.1 km |
| Geylang Methodist School (Secondary) | secondary | ~1.2 km |
| Hong Wen School | primary | ~1.4 km |
| Kong Hwa School | primary | ~1.6 km |
| St. Andrew's Junior School | primary | ~1.9 km |
| St. Andrew's Secondary School | secondary | ~1.9 km |
| St. Andrew's Junior College | jc | ~1.9 km |
Facilities
Treasures@G6 is a 39-unit boutique development, and expectations for communal facilities must be calibrated accordingly. This is not a mega-development with a 50-metre lap pool and tennis courts — it is a compact, efficiently run building where the focus is on the individual unit rather than shared amenities.
The development provides a swimming pool and pool deck on the ground level, a waterjet corner, a BBQ area, and a second-storey sky terrace with an outdoor gym and dining area. For 39 units, this is a reasonable provision — the pool will rarely feel crowded, and the sky terrace offers a pleasant communal space for residents who want to host small gatherings without booking a function room weeks in advance.
Maintenance has been described as adequate by residents, with the MCST keeping common areas clean and the building well-presented. The single-block format means simpler estate management and lower shared costs — a structural advantage that directly supports the development’s high rental yield by keeping monthly outgoings low.
Unit Sizes & Layout
Despite being marketed as having “1-bedroom” units, Treasures@G6 actually offers a wider range of configurations than the label suggests. Unit sizes span from 409 sqft (compact studios and one-bedrooms) up to 1,324 sqft (larger units with private sky pool decks on the upper floors). The bulk of the 39 units fall in the 450–550 sqft range — efficient one-bedroom layouts designed for singles, couples, or tenants who prioritise location over space.
The compact units are the rental workhorses. At an average rent of $2,560 per month for a sub-$650,000 purchase price, the yield mathematics are straightforward: these are units purpose-built for the tenant demographic that Geylang attracts — young professionals, expats on housing budgets, and couples who want city-fringe living without a $3,500+ rental commitment. The 79 recorded rental transactions confirm that demand is not theoretical.
One resident concern worth noting: multiple reviews mention that units can run warm, particularly those without cross-ventilation. The single-block orientation and compact floor plates mean some units have limited airflow. Prospective buyers should inspect ventilation and consider whether air-conditioning running costs affect the net yield calculation, especially for units on the western-facing side that receive afternoon sun.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 14 | $1,433 | $628,778 |
| 3 BR | 1 | $748 | $990,000 |
Pricing & Market Position
Based on 15 recorded transactions, sale prices range from $546,000 to $990,000, averaging $652,859.
Rents range from $1,600 to $4,000 per month across 80 rental transactions. Current rental yield sits at approximately 5.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 55.2% (from $1,024 to $1,589 psf).
Neighbourhood Comparison
In the District 14 condominium market, Treasures@G6 ($1,589 psf, freehold, 39 units) competes in a segment defined by the tension between Geylang’s stigma discount and its city-fringe economics. Parc Esta ($2,182 psf, 99-year from 2017) is the district’s premium benchmark — a 1,399-unit mega-development by MCL Land with direct Eunos MRT access, full-scale facilities, and a Sims Avenue address that avoids the Geylang lorong association. At a 37% PSF premium over Treasures@G6, Parc Esta offers a fundamentally different product: mass-market liquidity, brand-name developer, and a conventional address, but at the cost of a 99-year lease and a lower rental yield.
Sims Urban Oasis ($1,760 psf, 99-year from 2014) is the closer competitor — a GuocoLand development on Sims Drive near Aljunied MRT with 1,024 units and comprehensive facilities. It trades at a 11% premium to Treasures@G6 but on a depreciating 99-year lease with roughly 87 years remaining. Penrose ($1,928 psf, 99-year from 2019) is the newest entrant — a CDL/Hong Leong joint venture on Sims Drive with 566 units and Aljunied MRT within 450 m. Both offer superior facilities and more conventional addresses, but neither can match Treasures@G6’s freehold tenure or sub-$650,000 entry price.
The honest comparison: buyers choosing Parc Esta, Sims Urban Oasis, or Penrose are paying a 11–37% PSF premium for a non-Geylang address, larger-format facilities, and 99-year leases. Buyers choosing Treasures@G6 are accepting the Geylang postcode in exchange for freehold tenure, the lowest entry price in the district, and the highest gross yield. For owner-occupiers who entertain frequently and value resort amenities, the competitors win. For yield-focused investors who evaluate on cash-flow-per-dollar-deployed, Treasures@G6 is the clear outlier.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TREASURES@G6 | Freehold | — | 39 | — |
| 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 TREASURES@G6 across multiple dimensions.
What Residents Say
“I bought my unit here in 2019 purely as an investment. Tenanted within 10 days at $2,400 — now getting $2,600 on the current lease. The yield is close to 5% and my tenant has renewed twice. Maintenance is low, the MCST is responsive, and the pool is a nice bonus that tenants appreciate. Yes, it’s Geylang, but Lorong 6 is genuinely quiet compared to the higher lorongs. My tenant works at Paya Lebar and takes the EWL from Kallang — very convenient commute.”
— Investor-owner, one-bedroom, since 2019 (PropertyGuru)
“Good street for Geylang. Building is well maintained and clean. The pool area is small but we rarely see more than two or three people using it at any time, so it feels private. Only complaint is the units can get very hot in the afternoon — aircon is basically mandatory. But for the price and location, you won’t find better value anywhere in the RCR. I walk to Kallang MRT in about 8 minutes.”
— Owner-occupier, one-bedroom, since 2021 (EdgeProp)
“Renting here at $2,500 for a one-bedder. Location is fantastic for food — literally dozens of supper spots within walking distance, and Kallang MRT gets me to Raffles Place in 12 minutes. The unit is compact but functional. The Geylang stigma doesn’t bother me at all — Lorong 6 is residential and quiet, nothing like what people imagine when they hear Geylang. Would recommend to anyone on a rental budget who wants to live centrally.”
— Tenant, one-bedroom, since 2024 (99.co)
Strengths & Weaknesses
- Highest gross rental yield in the batch at 4.98% — 79 rental transactions prove sustained tenant demand
- Freehold tenure eliminates lease-decay risk entirely — no CPF usage restrictions, no depreciating asset
- Sub-$650,000 median entry price — the lowest freehold RCR condo entry point in District 14
- Kallang MRT (EWL) just 600 m away — Raffles Place in 12 minutes, Paya Lebar interchange in 4 minutes
- Access to two MRT lines: East-West Line (Kallang, Aljunied) and Circle Line (Mountbatten, Stadium) within 1 km
- RCR classification — city-fringe location 2.5 km from CBD at OCR-level pricing
- Investment score 73/100 — top-tier income generation with freehold capital preservation
- Lorong 6 is at the quiet western end of Geylang, closer to Sports Hub than nightlife strips
- Low maintenance fees typical of 39-unit boutique developments — directly supports net yield
- Geylang even-numbered lorong address carries stigma — affects resale liquidity and time-on-market
- Minimal facilities: small pool, BBQ, sky terrace gym — no tennis court, playground, or function room
- Units can run warm with limited cross-ventilation — aircon running costs affect net yield
- En-bloc score 39/100 — 39-unit site lacks the land area to attract major developer bids
- Compact unit sizes (bulk 450–550 sqft) — not suited for families or buyers seeking space
- Walkability score 58/100 — adequate but neighbourhood amenities are food-centric rather than comprehensive
- Capital appreciation constrained by Geylang discount — PSF growth trails non-Geylang D14 peers
- No primary school within 1 km priority-enrolment radius
Verdict
Treasures@G6 is not a lifestyle purchase — it is an investment thesis in built form. At $652,859 average price, $1,589 psf, freehold tenure, and a 4.98% gross rental yield, the development occupies a position in the Singapore property market that is genuinely difficult to replicate. There is no other freehold RCR condominium where a buyer can enter below $650,000 and collect nearly 5% gross yield with 79 rental transactions as proof of demand. The investment score of 73/100 reflects this: strong income generation, freehold tenure eliminating lease-decay risk, and an RCR location that benefits from the ongoing gentrification of the Geylang corridor.
The limitations are equally clear. The Geylang address — even on the quieter Lorong 6 — carries stigma that affects resale liquidity and capital appreciation. Properties on even-numbered Geylang lorongs historically take longer to sell, and some buyers and tenants will refuse the postcode regardless of the economics. The en-bloc score of 39/100 reflects the reality that a 39-unit freehold development, while theoretically attractive for collective sale, lacks the site area that makes en-bloc exercises financially compelling for developers. Facilities are minimal, the walkability score of 58/100 is average, and the units run warm.
For yield-focused investors who evaluate properties on cash-flow fundamentals rather than prestige, Treasures@G6 is one of the most efficient income-producing assets in the central region. Buy it for the yield, hold it for the freehold, and let the Geylang gentrification story play out over the next decade. This is not a home for everyone — but for the right investor profile, the numbers are exceptionally hard to argue with.