Urban Treasures Review — Geylang / Eunos · D14
PI Score: 53/100 — Good
Is Urban Treasures a good buy?
PI Score rates Urban Treasures 53/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.4% yield. Strongest card: Inside the school-belt draw. Main watch-out: Pricing is already full. Negotiate hard — pricing leaves little margin of safety.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: Freehold
- Completed: 2023
- Units: 237
- Developer: Fragrance Group
- Avg PSF: ~$1,998 psf
- Price from: S$1.24M
What works in its favour
- Inside the school-belt draw: Schools score 9/10 — sought-after primaries sit within the 1–2km band, the single most reliable source of durable family demand in Singapore.
- Genuinely well-connected: Location scores 7/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Rental demand supports ~3.4% gross: Rental scores 7/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
- Precinct has a catalyst: Growth scores 7/10 — infrastructure or Master Plan work in the area gives this a reason to re-rate beyond general market drift.
What to watch out for
- Pricing is already full: Value scores 5/10 at ~$1,998 psf (entry from $1.24M) — the market has recognised this address, so the upside case needs to actually play out rather than merely re-rate.
- Plan a patient exit: Exit scores 6/10 across 237 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.
Who Urban Treasures suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Freehold in Geylang / Eunos, 237 units — no lease clock ticking. At ~$1,998 psf, price is full — must negotiate.
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