District 14 · Geylang · RCR
The Alcove
Lorong 27 Geylang · Apartment · 99 yrs lease commencing from 2000
Current PSF
$1,057
-31.6% vs district median
Gross yield
4.2%
median rent $4,750/mo
3-year gain
-4.6%
Transactions · 5y
21
5 in last 12 months
Nearest MRT
Aljunied Mrt Station · 287.39m
EWL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
+70% premium
HDB median $622 psf
Area income
$7,500/mo median
residential zone
En-bloc potential47 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Geylang Methodist School (Primary) 460m · Phase 2C 1.0× · Kong Hwa School 586m · 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) · 430m
Food
Sims Place Blk 49 (Sims Vista Market And Food Centre) · 622m - 4 hawker centres within 1km
Green
Lorong 40 Geylang Pg · 595m - 5 parks within 1km
Mall
51 Old Airport Road Food Centre And Shopping Mall · 667m
Health
Geylang Polyclinic (polyclinic) · 701m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$861
2022
$897
+4.2%
2023
$1,098
+22.4%
2024
$1,099
+0.1%
2025
$1,102
+0.3%
2026
$1,047
-5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $3.62 | 4.1% | 16 |
| 3BR | $4,700/mo | $3.48 | 4.0% | 68 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,540,000 | 1,378 | $1,118 | 01-05 |
| Mar 2026 | $1,668,000 | 1,453 | $1,148 | 06-10 |
| Feb 2026 | $2,080,000 | 2,379 | $874 | 06-10 |
| Dec 2025 | $1,600,000 | 1,432 | $1,118 | 01-05 |
| Sept 2025 | $1,590,000 | 1,550 | $1,026 | 01-05 |
| Feb 2025 | $1,575,000 | 1,356 | $1,161 | 01-05 |
| Sept 2024 | $1,500,000 | 1,378 | $1,089 | 06-10 |
| Jun 2024 | $1,458,000 | 1,324 | $1,101 | 06-10 |
| May 2024 | $1,430,000 | 1,292 | $1,107 | 06-10 |
| Mar 2024 | $1,360,000 | 1,238 | $1,099 | 01-05 |
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More in District 14
The HDB blocks next door
The entry point, measured: what the resale flats around The Alcove actually sell for - this project trades at 1.6× the nearest block’s PSF.