D14 (Geylang / Eunos) delivers blended gross rental yield ~3.2% — among the highest in the central region — driven by low entry PSF, dense MRT coverage (EWL Aljunied/Kallang/Paya Lebar/Eunos, DTL Mattar) and high tenant turnover from single working professionals. Stock skews older and smaller; investment-grade requires careful selection on freehold conservation lots and 99yr Paya Lebar Central proximity.
D14 is the city-fringe yield outlier with the highest tenant turnover in the central region. Entry PSFs run S$1,400-1,800, well below adjacent D8/D9/D12, and rental demand is supported by single working professionals, foreign workers (regulated), and small expat families priced out of CCR.
The structural tradeoffs: heritage shophouse density in inner Geylang carries reputation overhang; stock is older with smaller unit sizes (often <800sqft); tenant lease terms run shorter (6-12 months vs 24 months in school-belt districts). Higher yield, higher friction.
Two structural forces shape D14:
Paya Lebar Central transformation — URA flagged Paya Lebar as a future CBD-extension, with PLQ retail and office complexes anchoring redevelopment. Stock within 800m of Paya Lebar MRT carries appreciation upside.
Aljunied/Mattar DTL connectivity — DTL Stage 3 (opened 2017) brought Mattar station, dropping CBD commute to ~12 minutes and re-rating yields downward by ~20bps over the subsequent 5 years.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 14 (Geylang, Eunos) is in Singapore's Rest of Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 14
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| CENTRAL IMPERIAL | $1,398 psf | $778,200 | $3,841/mo | 5.9% | Freehold |
| # 1 SUITES | $1,258 psf | $721,607 | $3,396/mo | 5.6% | — |
| AVANT RESIDENCES | $1,539 psf | $630,000 | $2,854/mo | 5.4% | 99 yrs lease commencing from 2012 |
| CENTRA STUDIOS | $1,720 psf | $646,422 | $2,785/mo | 5.2% | Freehold |
| PALMERA EAST | $1,701 psf | $732,500 | $3,150/mo | 5.2% | Freehold |
| WING FONG COURT | $993 psf | $1,016,667 | $4,294/mo | 5.1% | Freehold |
| SUITES @ EUNOS | $1,696 psf | $778,963 | $3,267/mo | 5.0% | Freehold |
| SUNNY LODGE | $1,669 psf | $658,333 | $2,719/mo | 5.0% | Freehold |
| TREASURES@G6 | $1,542 psf | $662,944 | $2,735/mo | 5.0% | Freehold |
| RESIDENCES 88 | $1,568 psf | $742,500 | $3,033/mo | 4.9% | Freehold |
| SMART SUITES | $1,551 psf | $754,378 | $3,052/mo | 4.9% | Freehold |
| CENTRA SUITES | $1,610 psf | $710,667 | $2,836/mo | 4.8% | Freehold |
| NOMA | $1,781 psf | $886,667 | $3,537/mo | 4.8% | Freehold |
| SILVERSCAPE | $1,595 psf | $672,600 | $2,682/mo | 4.8% | Freehold |
| PRIME RESIDENCE | $1,479 psf | $664,578 | $2,650/mo | 4.8% | Freehold |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D14 yield benchmarks (URA caveats 24-month rolling to Apr 2026, indicative 2BR rent):
| Project | Median PSF | 2BR Rent/month | Gross Yield | Tenant Draw |
|---|---|---|---|---|
| Sims Urban Oasis (99yr) | ~S$1,700 | ~S$4,400 | ~3.1% | Aljunied MRT, EWL |
| Park Place Residences (PLQ) | ~S$2,100 | ~S$5,200 | ~3.0% | Paya Lebar interchange |
| The Sunny Spring (FH) | ~S$1,500 | ~S$4,000 | ~3.2% | Geylang conservation |
| Tre Residences (99yr) | ~S$1,800 | ~S$4,600 | ~3.1% | Aljunied MRT, EWL |
D14 leads the central region on raw yield but tenant turnover and re-let costs are 1.5-2x school-belt districts; budget for 2-3 weeks vacancy between leases.
Sources & methodology. Aggregates from URA REALIS transaction caveats. EWL/DTL/CCL connectivity per LTA MRT system map. Paya Lebar Central masterplan per URA Master Plan 2019.
- Budget vacancy and re-let costs. D14 lease tenors run 6-12 months vs 24 for school-belt; model 2-3 weeks vacancy per cycle plus 1 month agent commission on re-lets.
- Anchor near Paya Lebar Central. The 800m walking radius of Paya Lebar MRT/PLQ captures the redevelopment thesis; outside that radius, you are buying pure yield without growth.
- Inspect for older-stock issues. Pre-2010 D14 stock can have lift refurbishment overhang, sinking-fund top-ups, or façade spalling — get a building report.
- Avoid sub-700sqft units for family tenants. Small units rent fast but to single professionals only; family tenants need 2BR+ at 800sqft minimum.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Is D14 a safe rental-yield play despite Geylang reputation?
Investment-grade D14 stock sits along the EWL/DTL spine and around Paya Lebar Central — these segments are professionally managed and tenant pools are vetted. Inner Geylang Lorongs are a different story; avoid for institutional-quality holds.
How does Paya Lebar Central affect long-term D14 yield trajectory?
Capital values along the PLQ corridor have risen ~15-20% since 2017 (DTL Mattar opening), compressing yields. Further compression expected as PLQ Phase 2 retail and office space land 2026-2028.
ABSD impact on 2nd-property purchase in D14?
SC 2nd: 20%, PR 2nd: 30%, Foreigner: 60% per IRAS. On a S$1.4M D14 unit that adds S$280K-S$840K upfront — roughly 1.2-2.0pp annually to effective holding cost.