District 14 · Geylang · RCR
Central Grove
Geylang East Avenue 1 · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,388
-10.2% vs district median
Gross yield
3.5%
median rent $4,900/mo
3-year gain
9.5%
Transactions · 5y
38
9 in last 12 months
Nearest MRT
Aljunied Mrt Station · 160.585m
EWL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+123% premium
HDB median $622 psf
Area income
$7,500/mo median
residential zone
En-bloc potential38 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Geylang Methodist School (Primary) 229m · Phase 2C 1.0× · Kong Hwa School 726m · Phase 2C 2.4× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Geylang Methodist School (Secondary) · 250m
Food
Aljunied Ave 2 Blk 117 (Blk 117 Aljunied Market And Food Centre) · 568m - 5 hawker centres within 1km
Green
Lorong 40 Geylang Pg · 620m - 3 parks within 1km
Mall
51 Old Airport Road Food Centre And Shopping Mall · 896m
Health
Geylang Polyclinic (polyclinic) · 473m
Who lives in Geylang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
110,110
Median age
45 yrs
43% under 40 · getting older
Children 0–9
8,230
▼ 16% since 2015 · future P1 demand
Household size
2.9 avg
Homes
75% HDB
18% condo · 6% landed
Degree holders
30%
residents 15+
Commute
61% transit
17% drive
45 min+ to work
19%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,376 psf - 5% above units on floors 1–5 ($1,316 psf).
Price trend average PSF by year
2021
$1,105
2022
$1,174
+6.2%
2023
$1,257
+7.1%
2024
$1,343
+6.8%
2025
$1,464
+9%
2026
$1,377
-5.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.33 | 2.9% | 20 |
| 3BR | $4,500/mo | $3.60 | 3.1% | 162 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,700,000 | 1,410 | $1,206 | 01-05 |
| Jun 2026 | $1,590,000 | 1,227 | $1,296 | 01-05 |
| May 2026 | $1,850,000 | 1,206 | $1,535 | 11-15 |
| Apr 2026 | $1,800,000 | 1,216 | $1,480 | 11-15 |
| Mar 2026 | $1,678,000 | 1,227 | $1,367 | 01-05 |
| Jan 2026 | $1,710,000 | 1,238 | $1,381 | 11-15 |
| Jan 2026 | $1,688,000 | 1,227 | $1,376 | 16-20 |
| Dec 2025 | $1,500,000 | 1,023 | $1,467 | 06-10 |
| Oct 2025 | $1,700,000 | 1,227 | $1,385 | 06-10 |
| Jul 2025 | $1,550,888 | 1,023 | $1,517 | 06-10 |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around Central Grove actually sell for - this project trades at 2.1× the nearest block’s PSF.