Overview & Key Facts
38 I SUITES is a condominium at IPOH LANE in District 15 (RCR), developed by SUSTAINED LAND PTE LTD, comprising 120 units, completed in 2014.
Location & Connectivity
38 I SUITES is approximately 740m from Paya Lebar MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Paya Lebar | East-West Line | 740m |
| Paya Lebar | Circle Line | 740m |
| Tanjong Katong | Thomson-East Coast Line | 880m |
| Dakota | Circle Line | 930m |
| Eunos | East-West Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.5 km |
Schools & Education
15 schools within 2 km (11 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Haig Girls' School | Primary | 170m |
| Tao Nan School | Primary | 550m |
| Broadrick Secondary School | Secondary | 570m |
| EtonHouse International School (Broadrick) | International | 570m |
| Tanjong Katong Primary School | Primary | 590m |
| Tanjong Katong Girls' School | Secondary | 600m |
| Canadian International School (Tanjong Katong) | International | 670m |
| Kong Hwa School | Primary | 760m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 11 | $1,691 psf | $795,455 |
| 1 BR | 26 | $1,684 psf | $1,029,534 |
| 3 BR | 6 | $1,091 psf | $1,219,648 |
| 4 BR | 2 | $1,058 psf | $1,435,000 |
Market Position
38 I SUITES has recorded 45 sales at an average price of $1,015,684.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 17 | $1,394 psf | — |
| 2022 | 8 | $1,693 psf | ↑ 21.5% |
| 2023 | 5 | $1,746 psf | ↑ 3.1% |
| 2024 | 9 | $1,689 psf | ↓ 3.2% |
| 2025 | 5 | $1,628 psf | ↓ 3.6% |
| 2026 | 1 | $1,728 psf | ↑ 6.2% |
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The series remains near its 2023 high — 38 I SUITES prices sit 24.0% above where they began in 2021.
Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
Lease Analysis
With 87 years remaining on its 99-year lease, 38 I SUITES still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, tertiary student housing and freehold / generational hold. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
38 I SUITES is a development in District 15 (RCR), with 120 units, offering a gross yield of 3.3%.
At ~$1,645 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full 38 I SUITES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing 38 I SUITES against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (100m away), an upgrader gap of about $250,000
- Marine Parade — 4-room average $648,065 (1.5 km away), an upgrader gap of about $350,000
- Kallang/whampoa — 4-room average $882,887 (1.7 km away), an upgrader gap of about $150,000
FAQ
What is the average PSF for 38 I SUITES?
Is 38 I SUITES freehold?
What is the rental yield for 38 I SUITES?
Which MRT is nearest to 38 I SUITES?
Sources & Next Steps
- 38 I SUITES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 45 transactions
- Rental data: 290 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 45 records analysed · Source: URA private-sale caveats