District 14 Property Market: Resale prices, tenure, supply and buyer and seller considerations

Not one market

District 14 takes in Geylang, Sims Avenue and Sims Drive, Paya Lebar, Dakota, Guillemard Road, Eunos and Kembangan. URA places most of it in the Rest of Central Region and part in the Outside Central Region: of the 615 resales in the 12 months to September 2026, 461 were in the first and 154 in the second.

By number of developments this is a freehold district: 178 of the 198 developments that recorded a sale in the past five years are freehold. By number of resales it is not. The 103 freehold developments with a resale in the 12 months made 268 of the 615, or 44%. Eighteen developments on 99-year leases made the other 347.

The four groups sold at different levels and in different sizes, so the figures below are given for each group, never for the district as a whole.

Stock profile

Of the 103 freehold developments with a resale, 42 had exactly one in the 12 months and 89 had fewer than five. A further 75 freehold developments that recorded a sale in the past five years had no resale at all in the 12 months.

What sold each year

Resales have run between 565 and 730 a year. New sales by developers fell from 216 in 2022 to 6 in 2025, and none was recorded in the first nine months of 2026.

Resale prices by tenure and lease era

The 99-year homes with leases from 2015 had the highest median price per square foot, $2,271, and the smallest homes, a median of 700 sq ft. Freehold homes had a median of $1,556 per square foot, below both groups of 99-year homes with leases from 2000. The 99-year homes with leases before 2000 were the largest, a median of 1,227 sq ft, and had the lowest median price per square foot, $1,414.

Four developments in the newest group had a resale, and 105 of the 143 resales were in one of them, Parc Esta.

What each size cost

At 800 to 1,199 sq ft, the band with the most freehold resales, the medians were $1.51M for freehold, $1.35M for 99-year leases before 2000, $1.78M for leases from 2000 to 2014 and $2.40M for leases from 2015. The last figure rests on 35 resales in three developments, 32 of them in Parc Esta.

Homes under 500 sq ft made 104 of the 615 resales, or 17%. Their median prices were $699,000 for freehold (61 resales in 35 developments), $850,000 for 99-year leases from 2000 to 2014 (19 in three developments) and $950,000 for leases from 2015 (24 in three).

Several cells rest mostly on one or two developments. In the column for leases from 2015, Parc Esta made 19 of the 24 resales under 500 sq ft and 7 of the 8 at 1,200 to 1,599 sq ft. In the column for leases from 2000 to 2014, Sims Urban Oasis made 13 of the 19 under 500 sq ft, and Sims Urban Oasis and euHabitat together made 52 of the 60 at 500 to 799 sq ft. Parc Esta also made 47 of the 76 resales with leases from 2015 at 500 to 799 sq ft. In the column for leases before 2000, two developments made 15 of the 17 resales at 800 to 1,199 sq ft and two made 25 of the 27 at 1,200 to 1,599 sq ft.

Where the resales are

Parc Esta had 105 resales, 17% of the district's total, and Sims Urban Oasis 64. The five developments with the most resales made 40% of them and the top ten 52%. Nine of the top ten are on 99-year leases. Ninety-four of the 121 developments with a resale had fewer than five.

Every sale on record for a development is on the Property Research page. The five with the most resales: Parc Esta, Sims Urban Oasis, euHabitat, Simsville and Park Place Residences at PLQ.

Disclosure: James Wong has sold a home in euHabitat. Its record: euHabitat.

How much sale evidence a development here has of its own is examined in District 14: 103 freehold developments shared 268 resales.

What developers are selling

Developers sold two homes in the 12 months, both in one development, which is too few for a median. Purchasers in Penrose, a development not yet at the stage where URA counts a sale as a resale, made 28 sub sales.

What this page does not cover

Future Government Land Sales sites, en-bloc redevelopments and launches that have not yet recorded a sale are not listed here. The table shows only developments in which URA has recorded a developer's sale in the period.

MRT

Eleven MRT stations have postal codes in District 14. Paya Lebar is an interchange between the East-West and Circle lines. Kallang, Aljunied, Eunos and Kembangan are on the East-West Line. Stadium, Mountbatten, Dakota and MacPherson are on the Circle Line. Ubi and Kaki Bukit are on the Downtown Line. MacPherson is also a Downtown Line station; SLA lists that part of it under District 13.

A station being in the district says nothing about how far it is from a given home. Check the walking route from the address itself.

Primary schools

MOE's school directory lists four primary schools with postal codes in District 14: Canossa Catholic Primary School, Geylang Methodist School (Primary), Kong Hwa School and Maha Bodhi School.

A postal district is not a school catchment. Check the home's own address against MOE's current Primary 1 registration rules before relying on a school.

• Decide which group you are buying in before comparing prices. At 800 to 1,199 sq ft the medians were $1.51M for freehold and, for 99-year leases, $1.35M (before 2000), $1.78M (2000 to 2014) and $2.40M (from 2015).
• Freehold did not carry the highest price per square foot in this district. Its median, $1,556, was below the medians of both groups of 99-year homes with leases from 2000.
• Check how many recent sales the development has. In 42 freehold developments there was exactly one resale in the 12 months, and a single transaction is weak evidence of value.
• For a 99-year home with an older lease, ask CPF Board and your bank early whether the remaining lease affects the CPF you may use and the loan you can get.

• If you own a freehold home here, your development may have had one resale in the past year or none. 89 of the 103 freehold developments with a resale had fewer than five.
• With few sales in your own development, the comparison has to come from other developments. Be ready to show which ones are comparable in tenure, size and street.
• A district-wide figure is unlikely to describe your home. The median price per square foot of the four groups ranged from $1,414 to $2,271.
• In Parc Esta, Sims Urban Oasis and euHabitat, buyers have many recent sales in the same development to compare with yours.