Urban Treasures

Overview & Key Facts

Urban Treasures is a 237-unit freehold condominium at 205–207 Jalan Eunos in District 14, developed by Fragrance Treasures Pte Ltd — a subsidiary of Fragrance Group Limited, one of Singapore’s established property developers listed on the SGX mainboard since 2005. Designed by SAA Architects — one of Singapore’s leading architecture practices with over 50 years of experience — the development completed in 2023 on the site of the former Eunos Mansion, which was acquired via collective sale for $220 million.

Urban Treasures comprises two 12-storey blocks on a generous 111,735 sq ft freehold site. What immediately stands out is the land utilisation: 77% of the site is dedicated to communal facilities and landscaping, leaving just 23% for the building footprint. This creates a resort-like sense of space that is unusual for a development of this size — at 237 units on 111,735 sq ft, the land-per-unit ratio is nearly 500 sq ft, rivalling many landed estates.

The freehold tenure is Urban Treasures’ defining advantage. In a district where most recent launches (Penrose, Parc Esta, The Antares) are 99-year leasehold, freehold options are scarce and command a structural premium. At ~$1,934 psf, Urban Treasures is priced above the D14 leasehold average but below D15 freehold comparables — positioned as a value proposition for buyers who insist on permanent ownership in the eastern corridor.

Location & Connectivity

Jalan Eunos sits in a transitional zone between the established residential neighbourhoods of Eunos and Kaki Bukit and the light-industrial pockets around Ubi. This creates a mixed character: quiet residential streets on one side, commercial and industrial activity on the other. The location is practical rather than prestigious — functional connectivity without the heritage charm of Katong or the buzz of Paya Lebar.

Kaki Bukit MRT (DT28) on the Downtown Line is approximately 690 metres away — about an 8-to-10-minute walk. Ubi MRT (DT27) is 760 metres. The Downtown Line provides direct access to the CBD (Telok Ayer, Downtown, Bayfront) without transfers, making this a genuinely functional commuter location. For drivers, the PIE is accessible within minutes, with Changi Airport about 15 minutes away and the CBD under 15 minutes in off-peak conditions.

For daily amenities, the Eunos-Kaki Bukit area is serviceable: KINEX mall and PLQ Mall are accessible via MRT, and the Geylang, Joo Chiat, and Katong dining corridors are all within a short drive. However, there is no walkable shopping mall or hawker centre directly adjacent — residents will typically drive or take the MRT for retail errands. Canossa Catholic Primary School (1.43 km) is the nearest primary school, which is beyond the 1km priority enrolment zone.

Schools & Education

Facilities

With 77% of its 111,735 sq ft site dedicated to communal areas, Urban Treasures delivers a facility set that punches above its 237-unit weight class. The highlights include a 25-metre lap pool, spa pool with jacuzzi, tennis court, gymnasium, children’s playground and wade pool, dining pavilions with BBQ pits, jogging track, and fitness trail. Two roof terraces add elevated social spaces with a sky gym, sky lounge, sky playground, and sky dining pavilion.

“The facilities surprised us — for 237 units, the pool, tennis court, and sky lounge feel like they belong to a bigger development. The landscaping is lush and well-maintained. On weekday mornings, you can have the entire pool to yourself. It genuinely feels like a resort.”

— Resident review on 99.co, 2025

The lush landscaping is more than decorative — it serves as a natural sound buffer between the two blocks and the surrounding streets, reducing ambient noise. The development’s interior finishes include marble flooring, a specification detail that multiple reviewers have highlighted as above-average for the D14 price point. The dual rooftop terraces provide entertaining options that ground-floor facilities alone cannot match.

Unit Sizes & Layout

Urban Treasures offers six unit configurations: 1-bedroom classic (452–484 sq ft, 24 units), 1-bedroom premium (517 sq ft, 24 units), 2-bedroom compact (624–657 sq ft, 81 units), 2-bedroom standard (646–721 sq ft, 14 units), 3-bedroom compact (883–1,012 sq ft, 84 units), and 4-bedroom premium (1,270 sq ft, 10 units). The mix skews toward 2-and-3-bedroom units (179 of 237 units), reflecting the development’s positioning for both owner-occupiers and rental investors.

Pricing & Market Position

Across 187 recorded transactions (all-time), sale prices range from $850,000 to $2,486,500, averaging $1,573,172.

Over the last 12 months, transactions averaged $1,978 psf.

Rents range from $2,500 to $5,600 per month across 261 rental transactions. Current rental yield sits at approximately 3.0%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at URBAN TREASURES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 2% (from $1,971 to $2,011 psf).

Neighbourhood Comparison

Urban Treasures’ most direct competitor is Penrose (566 units, $1,926 psf, 99-year from 2019) at Aljunied MRT. The two are virtually identical on PSF, but Urban Treasures offers freehold tenure while Penrose offers East-West Line access and larger scale. For freehold-priority buyers, Urban Treasures is the clear choice; for MRT commuters on the EWL, Penrose wins.

Against Parc Esta (1,399 units, $2,177 psf, 99-year from 2018), Urban Treasures saves 12% on PSF with freehold status, though Parc Esta’s mega-development facilities and direct Eunos MRT access are superior. The Antares ($1,833 psf, 265 units) at Mattar MRT is the closest competitor on scale but is leasehold and has fewer facilities. For the buyer who values freehold tenure and resort-style living above transit convenience, Urban Treasures is D14’s strongest proposition.

ShiokNest Scores

Our proprietary scoring system evaluates URBAN TREASURES across multiple dimensions.

What Residents Say

“Modern city living with full facilities. Quick access to airport and city via PIE. The property is worth buying — there are Bedok Reservoir and East Coast Park nearby with lots of famous eateries. The unit flooring is marble. It’s freehold. It really is worth buying.”

— Owner review on 99.co, 2024

“Good price for a freehold city-fringe property. The quality of materials and finishing is above what I expected for this price point. The landscaping gives it a resort feel that you don’t get at similar-priced leasehold condos in the area.”

— Buyer review on PropertyGuru, 2024

“The location is a bit awkward — Kaki Bukit MRT is about 10 minutes on foot, and the surrounding streets have some industrial character. But once you’re inside the development, the landscaping and facilities make you forget the external environment. That’s the whole value proposition.”

— Resident review on EdgeProp, 2025

Strengths & Weaknesses

Verdict

Urban Treasures occupies a compelling niche: freehold tenure, resort-scale facilities (77% site coverage), and a mid-range price point in a district where most competitors are 99-year leasehold. At ~$1,934 psf, it is priced approximately level with Penrose ($1,926 psf, 99-year) but with the permanent ownership advantage that leasehold projects cannot offer. The 3.0–3.5% rental yield is respectable for a freehold asset, and the marble-floored interiors attract quality tenants.

The location is the honest weakness. Jalan Eunos lacks the character of Katong or the commercial energy of Paya Lebar, and the absence of a walkable hawker centre or shopping mall means daily errands require transport. The industrial pockets around Ubi and Kaki Bukit affect the streetscape, though the 77% facility coverage creates an insular resort environment within the development itself.

The long-term investment thesis rests on two catalysts: the Paya Lebar Air Base redevelopment (post-2030) and the DTL’s maturation as a key commuter line. For buyers who want freehold in the eastern corridor with genuine resort-scale amenities and are patient enough to ride the Paya Lebar transformation cycle, Urban Treasures represents one of D14’s more thoughtful bets. The overwhelmingly local buyer base (84.5% Singaporean) confirms that this is a genuine home rather than a speculative play.