Zyanya

Overview & Key Facts

Zyanya is a 34-unit freehold boutique condominium at 8 Lorong 25A Geylang in District 14, completed in 2025. The development was brought to market by NNB 8 Development Pte Ltd — a joint venture comprising Neo Group (a Singapore-listed food catering company), Boldtek Holdings, Sovereign Group, and EDC Holdings. It occupies the site of the former Advance Apartment, and at just 34 units across a single eight-storey block, Zyanya sits firmly at the ultra-boutique end of Singapore’s condominium spectrum.

The developer consortium is unusual by Singapore standards. Neo Group is better known for its banquet and institutional catering operations than for property development, and its JV partners bring construction and advisory capabilities rather than deep residential development track records. This is not a Far East Organization, CapitaLand, or MCL Land project — it is a first-generation development vehicle, and buyers should evaluate it accordingly. That said, the physical product that has emerged — a completed, TOP-ed 34-unit freehold block — now speaks for itself on its merits rather than developer pedigree.

What makes Zyanya genuinely notable is its tenure and its timing. Freehold land in District 14 is uncommon; most of the district’s condominium stock is either older leasehold or newer leasehold redevelopments. At an average transacted PSF of approximately $1,891, Zyanya is priced above its leasehold D14 neighbours but within the band established by comparable freehold boutique projects in the area. The broader D14 narrative — Paya Lebar Central as a decentralised commercial hub, Kallang Riverside regeneration, Aljunied EWL access — provides the macro tailwind that most Zyanya marketing materials lean on heavily.

With only 34 units, nearly all of the 34 transactions in the database reflect the original new-launch selldown. Transaction velocity is naturally thin for a development of this scale, and prospective buyers must evaluate pricing primarily through the lens of D14 freehold comparables rather than a deep resale history within the project itself. Recent transactions at ~$1,963 PSF in 2024 suggest the market has edged upward from original launch prices, which is consistent with the broader post-TOP tightening typical of boutique freehold developments in Singapore.

Location & Connectivity

Zyanya sits on Lorong 25A Geylang, a short residential lorong off the main Geylang Road corridor in the eastern city fringe. The address places it squarely in District 14 — the Eunos/Geylang/Paya Lebar subzone — approximately 4–5 minutes’ walk from Aljunied MRT Station (EW9) on the East-West Line. Dakota MRT (CC8) on the Circle Line is reachable in under 10 minutes on foot, providing a second line option without requiring a transfer at Paya Lebar. Mountbatten MRT (CC7) is also nearby, completing a trio of accessible stations that gives residents reasonable multi-directional connectivity across Singapore’s rail network.

The Paya Lebar interchange (EW8/CC9) is one stop east of Aljunied on the EWL, and its importance to the Zyanya value story cannot be understated. Paya Lebar Central is undergoing one of Singapore’s most significant city-fringe commercial transformations — Grade A office towers, integrated retail, and F&B anchors are progressively coming online under the URA Master Plan’s decentralisation strategy. Paya Lebar Quarter (PLQ), already operational with three office towers, a hotel, and PLQ Mall, has established the template. For residents who work in the Paya Lebar precinct, Zyanya’s proximity is a genuine lifestyle convenience; for investors, the hub’s ongoing maturation supports rental demand from white-collar office workers.

Retail and dining coverage is comprehensive and characterful. The Geylang Serai wet market and Geylang Serai Mall are walkable, offering Southeast Asian produce, textiles, and food stalls. Paya Lebar Quarter Mall is accessible in 10–12 minutes on foot or one MRT stop. Kinex Mall (formerly OneKM) on Tanjong Katong Road provides a neighbourhood mall option. For hawker fare, the Geylang corridor itself is one of the most rewarding eating precincts in Singapore — a meaningful quality-of-life advantage for food-oriented residents who will appreciate dining variety within walking distance. Kallang Wave Mall at the Sports Hub is a 10-minute drive, and the Singapore Sports Hub provides major sporting and entertainment events accessible by Circle Line from Dakota.

The Kallang Riverside transformation adds a longer-term dimension to the location story. URA’s plans for Kallang include new park connectors along the waterfront, regeneration of Kallang Riverside Park, and enhancement of the Sports Hub precinct. These are medium-term projects rather than imminent catalysts, but they represent the kind of sustained public investment that tends to underpin property values in adjacent precincts over a 10–15 year horizon.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

For a 34-unit boutique development occupying a compact site, Zyanya delivers a focused but functionally adequate facilities package. The communal amenities comprise a 14.5-metre lap pool, outdoor gym, outdoor dining pavilion with BBQ pits, and a sun deck. There is no indoor gymnasium, no tennis court, no clubhouse, and no children’s playground in the conventional sense — nor should there be. At 34 units, the development is simply too small to viably programme or maintain the facility footprint of a 200-unit development. What it does offer is facilities that will never feel crowded, will be quickly and cheaply maintained by a small MCST, and will be available to residents without the queue dynamics that plague common facilities in large-scale developments.

The 14.5-metre lap pool is the development’s primary facility. At that length it is compact for serious lap swimmers but serves well for casual use and cooling off — appropriate for a boutique urban development where the pool is more lifestyle amenity than athletic infrastructure. The outdoor gym equipment is standard fitness-park grade rather than hotel-quality; residents with more serious training requirements will find Anytime Fitness and other commercial gyms accessible within the Paya Lebar and Geylang neighbourhoods.

Security is 24-hour, as expected for a new-completion development. Car parking is provided at a ratio consistent with the development’s urban location and relatively small unit count. For residents commuting by MRT — which the Aljunied proximity actively facilitates — car ownership is genuinely optional in a way it is not for suburban developments without walkable MRT access. The development’s EV charging infrastructure, if any, was not confirmed from available sources; buyers intending to own electric vehicles should verify this before purchase.

Zyanya was completed in 2025 and is brand new as of this writing. Common areas, pool surfaces, and lobby finishings are in original condition and carry no maintenance backlog. Buyers can expect a clean 5–10 year window before any major sinking fund demands, a meaningful advantage compared with purchasing into a 20-year-old development that may be approaching a comprehensive common-area refresh cycle.

Unit Sizes & Layout

Zyanya’s 34 units are spread across a single eight-storey block, with a unit mix that skews toward the larger end of what boutique D14 development typically delivers. The configuration includes one-bedroom apartments, two-bedroom layouts, three-bedroom and three-bedroom-plus-study options (including a dual-key variant), and four-bedroom units at the upper floors. Transaction data from the URA pipeline confirms the breakdown in practice: studio/1BR units average around 441 sqft, 1BR around 628 sqft, 2BR around 893 sqft, and 3BR around 1,149 sqft.

The presence of dual-key units is notable for a 34-unit development. Dual-key configurations — where a main unit and a self-contained studio share a single front door but have separate internal access — allow a single buyer to occupy the main unit while renting out the studio component, effectively subsidising holding costs. In D14’s rental market, which is driven substantially by Paya Lebar office workers and short-to-medium-term tenants from the broader eastern corridor, this structure has practical appeal for investors who want both yield and personal use optionality.

At average PSF of $1,891 over all transactions and ~$1,963 for 2024 transactions, the unit entry quantum varies substantially by size. A typical 1BR at 628 sqft implies a transaction price of approximately $1.19 million; a 2BR at 893 sqft implies around $1.69 million; and a 3BR at 1,149 sqft implies around $2.17 million. These are consistent with the price range of S$2,046,000–S$2,398,000 cited in developer marketing, which likely reflects the larger 3BR and 4BR configurations. For 1BR buyers, Zyanya is broadly accessible compared with equivalent new-completion freehold stock in the CCR.

Internal finishings are contemporary and consistent with a 2025 new-completion development. Developer marketing describes “luxurious” specifications, and given the boutique positioning and relatively high PSF, buyers are entitled to expect above-standard fittings — branded sanitary ware, engineered stone surfaces, high-quality appliances. Units are sold in move-in condition without the renovation requirement that characterises purchases in older resale developments. This is a real advantage for buyers who want to rent out the unit immediately post-completion and cannot absorb a 3–6 month renovation window.

Pricing & Market Position

Based on 34 recorded transactions, sale prices range from $882,000 to $2,498,700, averaging $1,779,690 (~$1,845 psf).

Rents range from $2,400 to $7,500 per month across 15 rental transactions. Current rental yield sits at approximately 2.6%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 1.1% (from $1,899 to $1,919 psf).

Neighbourhood Comparison

The most instructive D14 freehold peers for Zyanya are Arena Residences, Mattar Residences, Urban Treasures, and Mori. Arena Residences (98 units, freehold, TOP 2021, ~$2,080 PSF) is the closest comparator in tenure profile and unit count, though it sits nearer Mountbatten and commands a slight premium that reflects its proximity to the Sports Hub precinct. Mattar Residences (26 units, freehold, TOP 2023, ~$2,230 PSF) is the most premium boutique example in the district, priced at a meaningful premium over Zyanya that its proximity to Mattar Road and MacPherson corridor may or may not fully justify. Mori (137 units, freehold, TOP 2021, ~$1,883 PSF) on Guillemard Road is Zyanya’s closest peer in PSF terms — larger in unit count, comparable in tenure, and positioned in a similar city-fringe belt. It represents the lower-premium end of recent D14 freehold production.

Against its leasehold D14 peers, the comparison shifts substantially. Urban Treasures (237 units, freehold, TOP 2021, ~$2,024 PSF) occupies a slightly different tier — larger scale, Jalan Eunos address, strong MRT connectivity to Eunos (EW7) — and trades at a premium to Zyanya despite sharing the D14 freehold positioning. For buyers weighing Zyanya against leasehold alternatives such as Sims Urban Oasis (1,024 units, 99-year, TOP 2017) or Waterbank at Dakota (616 units, 99-year, TOP 2013), the core trade-off is tenure permanence versus developed transaction depth and facilities quality. Leasehold D14 stock at comparable or lower PSF offers more mature common areas and richer resale data; Zyanya offers permanent title and brand-new condition.

The comparison with D15 freehold stock is also worth framing. Equivalent boutique freehold developments in Katong-Marine Parade (D15) — where The Continuum trades at $2,790 PSF and Amber Park at $2,537 PSF — demonstrate the meaningful neighbourhood premium attached to the more desirable Katong address. Zyanya at $1,963 PSF is priced approximately 30% below D15 freehold peers of similar vintage, which is broadly consistent with the historic D14/D15 PSF differential. For buyers with budget constraints or for investors targeting yield over lifestyle prestige, the D14 freehold entry point at Zyanya’s price level is a rational alternative to stretching for D15 new-completion freehold.

Rezi 35 (freehold, TOP 2020, Lorong 35 Geylang, ~$1,698 PSF) provides the most direct benchmark for Zyanya’s Geylang-corridor freehold positioning. Rezi 35’s lower PSF reflects its older completion and slightly less accessible MRT position; Zyanya’s premium over Rezi 35 (~15%) can be attributed to the brand-new condition, more curated unit mix, and the incremental market pricing of the post-2022 period. For buyers choosing between the two, Zyanya offers modernity and a longer runway before any capital expenditure; Rezi 35 offers a lower entry point for an established freehold product in the same corridor.

ShiokNest Scores

Our proprietary scoring system evaluates ZYANYA across multiple dimensions.

What Residents Say

“Brand new, very clean, and the size of the units surprised me. 1BR is compact but well-designed. Walking to Aljunied MRT takes me under 5 minutes — it’s genuinely convenient for the Jurong corridor.”

— Early resident comment via PropertyGuru

“The Geylang address is the first thing people ask about. In practice, Lorong 25A is very much a normal residential street. The neighbourhood food options are fantastic — we eat out almost every night. It’s not glamorous but it’s extremely liveable.”

— Owner comment via EdgeProp

“Freehold title was the primary reason we chose this over leasehold options in the area. We plan to hold long-term and pass it on. At 34 units it feels private — the pool is always available.”

— Buyer comment via 99.co

“Tenant here — renting a 2BR. Very new, good quality fittings, and the location is ideal for my Paya Lebar office. Aljunied to PLQ is one stop by MRT. The food scene around Geylang makes up for the smaller-than-usual pool.”

— Tenant review via SRX

The pattern across early resident and tenant commentary is consistent: strong appreciation for the MRT walkability and new-condition quality, positive engagement with Geylang’s food culture, and a pragmatic acceptance that the facilities package is limited but appropriate for the boutique scale. No significant construction quality issues or management problems surface in early reviews, which is the correct benchmark for a brand-new development still in its first year post-TOP. The development’s investment narrative — freehold, Paya Lebar proximity, boutique scarcity — resonates most strongly with the owner-investor profile that characterises the majority of purchasers in a 34-unit development.

Strengths & Weaknesses

Verdict

Zyanya’s investment case is built on three pillars: freehold tenure in a leasehold-dominated district, the Paya Lebar Hub demand story, and the scarcity premium of a 34-unit boutique block. Each pillar has genuine substance; the question is whether, at ~$1,891 PSF, the combined premium adequately compensates for the Geylang address discount and the boutique developer risk that a more cautious buyer might assign.

On freehold tenure, the argument is straightforward. D14 is overwhelmingly leasehold in its condominium stock. Mattar Residences at $2,230 PSF and Arena Residences at $2,080 PSF represent the upper tier of recent D14 freehold comparables; Urban Treasures at $2,024 PSF and Mori at $1,883 PSF fill out the band. Zyanya at $1,963 PSF (recent) sits broadly in line with this freehold peer group and below the boutique premium commanded by Arena and Mattar. For buyers who place a material value on permanent tenure — the ability to hold through any lease cycle without watching CPF and financing windows erode — the D14 freehold premium over leasehold peers is generally supportable.

On rental yield, the available data suggests a gross yield of approximately 3.5–4.0%. Average rent of $4,692/month across all bedroom types, against a $1.4–$2.2M unit value depending on size, produces a yield that is above average for new-completion freehold stock in Singapore but not exceptional. The Paya Lebar office cluster does support genuine rental demand from professionals, and Aljunied MRT walkability makes the asset tenantable across a broader pool of commuter profiles than a suburban development with equivalent PSF might be. A 3BR at $5,700/month rental against a $2.2M acquisition at $1,963 PSF equates to approximately 3.1% gross yield — serviceable but not the 4%+ that would make this a primary yield play.

The Geylang address remains the most frequently cited consideration for both owner-occupiers and investors. Analytically, the appropriate response is nuanced: Lorong 25A is not in the red-light concentration zone, day-to-day living conditions are described as normal by residents, and the food culture of the area is a genuine quality-of-life positive. The address discount is real in the resale market — equivalent PSF for a comparable product in D15 or D7 would be materially higher — but it is also priced in at the ~$1,891 acquisition level. Buyers who understand what they are buying are getting a freehold city-fringe asset at a city-fringe (not city-core) price. Buyers who expect Geylang to feel like Katong or Tanjong Pagar will be disappointed.

Zyanya is the right product for a specific buyer: one who wants brand-new freehold D14 exposure, is comfortable with the Geylang address, needs Aljunied EWL walkability, and values boutique scale over facilities breadth. For that buyer, the value proposition at ~$1,891 PSF is genuinely competitive with D14 freehold peers. For the buyer who is uncertain about the Geylang context, the discount is insufficient compensation for the lifestyle uncertainty.