How much does freehold District 15 actually cost these days? At Aquene, the answer has recently been less than S$1.5 million. Nine resale transactions recorded since 2021 span S$988,000 to S$1,488,888 (as of 2026-06) — a price band that barely secures a mid-floor leasehold unit at the district's celebrated new launches a few streets south. For buyers priced out of the Amber Road glamour belt but unwilling to surrender tenure, this quiet 22-unit development on Lorong Bandang deserves a closer look than its low profile suggests.
Completed in 2008 by Deneside Pte Ltd, a Crescendas Group vehicle, Aquene is about as boutique as condominium living gets in Singapore. Its low-rise blocks — floors run only one to five — sit in the landed-dominated Telok Kurau pocket, closer to Kembangan MRT than to the seafront cafes most people associate with Katong. That positioning explains both the discount and the charm.
The catch, as with most tiny freehold developments, is liquidity. Exactly one transaction crossed the caveat system in the past twelve months (as of 2026-06), so pricing signals are thin and exits demand patience. This review weighs that trade-off honestly, using only the recorded numbers.
Aquene occupies the value end of District 15's condominium market. Its trailing 12-month average of about S$1,753 per square foot (as of 2026-06) places it near the 43rd percentile for the district — far beneath the new-launch cluster it shares postal codes with. Grand Dunman averages S$2,536 psf, Tembusu Grand S$2,467 psf, Emerald of Katong S$2,640 psf, while fellow freeholds The Continuum and Amber Park command S$2,790 and S$2,548 psf respectively (as of 2026-06). Within the Outside Central Region, Aquene reads as the older, smaller, quieter alternative: freehold tenure at a leasehold-adjacent price, exchanged for 2008-vintage finishes and a modest facilities deck.
Overview & Key Facts
AQUENE is a freehold condominium at LORONG BANDANG in District 15 (OCR), developed by DENESIDE PTE LTD (CRESCENDAS GROUP), comprising 22 units, completed in 2008.
Location & Connectivity
AQUENE is approximately 840m from Kembangan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 840m |
| Eunos | East-West Line | 910m |
| Marine Terrace | Thomson-East Coast Line | 990m |
| Marine Parade | Thomson-East Coast Line | 1.4 km |
Schools & Education
13 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 510m |
| Canossa Catholic Primary School | Primary | 890m |
| Tanjong Katong Girls' School | Secondary | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.2 km |
| Broadrick Secondary School | Secondary | 1.2 km |
| EtonHouse International School (Broadrick) | International | 1.2 km |
| CHIJ (Katong) Primary | Primary | 1.4 km |
| Tao Nan School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,715 psf | $1,200,000 |
| 2 BR | 7 | $1,459 psf | $1,160,143 |
| 3 BR | 1 | $1,330 psf | $1,488,888 |
Market Position
AQUENE has recorded 9 sales at an average price of $1,201,099.
Ranks in the top 57% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,270 psf | — |
| 2023 | 3 | $1,434 psf | ↑ 12.8% |
| 2024 | 2 | $1,455 psf | ↑ 1.5% |
| 2025 | 1 | $1,792 psf | ↑ 23.2% |
| 2026 | 1 | $1,715 psf | ↓ 4.3% |
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AQUENE prices have cooled 4.3% from the 2025 peak, yet remain 35.0% above where the series began in 2021.
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 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 22 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, quiet sanctuary seekers, yield-focused investors and long-term hold (10+ yr). At ~837m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for mrt-walkable commuters, short-term flippers (<5 yr) and resort facilities — other options likely serve them better. MRT proximity is the standout commute feature for daily transit users.
The headline strength is arithmetic. Aquene's nine recorded resales average S$1,201,099 — roughly S$1,473 per square foot across the full window, rising to about S$1,753 psf over the trailing twelve months (as of 2026-06). Every comparable project in this dataset trades at least S$700 psf higher. A buyer who wants District 15 tenure security without new-launch pricing is, on this evidence, deploying roughly half the capital that The Continuum's S$2.6 million average demands.
The resale record, thin as it is, has treated owners well. Of three matched buy-sell pairs tracked, all three exited profitably, with a median return of 8.46 per cent over a median hold of just 1.7 years and an average gain of about S$128,333. Small samples deserve scepticism, but a 100 per cent win rate at least confirms the entry price has not been a trap so far.
Rental demand arrives in steady, unglamorous volume: 23 contracts recorded between S$2,100 and S$4,100 a month, averaging S$3,304. Set against those entry prices, the dataset computes a gross yield of about 3.3 per cent (as of 2026-06) — respectable for freehold stock, which typically trades yield away for tenure. Investors should stress-test the assumption against the island-wide rental yield map before committing.
Day-to-day livability leans on the immediate neighbourhood rather than the development itself:
- A park sits about 86 metres away and a clinic roughly 75 metres — both effectively at the doorstep.
- Telok Kurau Primary School is a 510-metre walk, with Canossa Catholic Primary at about 890 metres and Tanjong Katong Girls' School within 1.2 kilometres.
- Three MRT stations ring the site: Kembangan (EW6) at 0.84 km, Eunos (EW7) at 0.91 km, and Marine Terrace (TE27) at 0.99 km — the last added when the Thomson-East Coast Line stations here opened in 2024, giving the pocket a second rail corridor it never used to have.
Finally, the unit mix concentrates where upgrader demand lives. Seven of the nine recorded sales were two-bedders, averaging S$1,160,143 at S$1,459 psf (as of 2026-06). That is a workable quantum for households moving on from an HDB flat; a pass through the home affordability calculator will show quickly whether resale proceeds plus CPF cover it without stretching.
The walkability ledger deserves a closer reading than its headline score of 60 suggests, because the sub-scores describe a very particular kind of convenience. The dataset awards full or near-full marks for parks, clinics and schools — the errands of settled family life — while scoring malls and supermarkets at zero, since both sit kilometres away. In other words, the location is optimised for residents who live locally and shop weekly by car, not for buyers who measure convenience in retail footfall. Prospective owners can see how that trade-off compares across neighbouring developments on the interactive walkability scores map, which breaks the same categories out for every condominium in the district and makes Aquene's quiet-pocket profile immediately legible.
Liquidity is the honest headline risk. One caveat was lodged in the trailing twelve months (as of 2026-06), and single-transaction years make the price series jumpy: the sole 2025 print landed at S$1,791.71 psf while the lone 2026 sale settled at S$1,715.14 psf on a S$1.2 million one-bedder. With only 22 units in the entire development, there will plausibly be years when nothing trades at all. Sellers should budget for long marketing periods; buyers should resist reading any single caveat as "the market".
Scale cuts the other way too. A 22-household strata roll spreads lift servicing, security and upkeep across very few owners, so monthly contributions per unit tend to run higher than at large developments — and facilities will be minimal by modern standards. The building is also eighteen years past its 2008 completion; the dataset's own persona analysis suggests value-focused buyers budget a S$150,000-plus renovation for kitchens, bathrooms and finishes.
Convenience is partial. The nearest MRT is an 837-metre walk, the nearest mall roughly 2.7 kilometres away and the nearest supermarket further still — car-free households will feel that friction daily. The commute-time map is worth consulting before assuming the Kembangan walk suits your routine. Temper collective-sale hopes as well: the en-bloc score sits at a moderate 40, and small freehold plots in the Telok Kurau landed belt redevelop slowly. Verify every figure here against primary URA transaction records — with nine lifetime caveats in this dataset, averages move materially with each new entry.
- ✅ Car-owning households
- ✅ First-time HDB upgraders
- ✅ Yield-focused investors
- ✅ Long-term hold (10+ yr)
- ✅ Boutique low-density (<100 units)
- ⚠️ Heavy renovation / value seekers
Aquene is the sort of development that never makes headlines and quietly does its job. The investment case rests on three recorded facts: freehold tenure at a S$1,473 psf lifetime average against neighbouring benchmarks above S$2,400 psf, a small but unblemished resale profit record, and a 3.3 per cent gross yield that beats most freehold peers (as of 2026-06). The lifestyle case rests on Telok Kurau's low-rise calm — a park and clinic within 90 metres, a primary school a ten-minute walk, and three MRT stations within a kilometre even if none is at the gate.
Shortlist it if you are an upgrader or investor who prizes tenure and entry price over facilities and polish, and who can genuinely hold for seven to ten years — long enough for a thin market to produce a favourable exit window rather than force an unfavourable one. Skip it if you need rail at the doorstep, resale liquidity on demand, or a pool deck worthy of the name.
Before committing, place Aquene side by side with the district's freehold alternatives using the property comparison tool. The S$1,000-plus psf gap to Amber Park and The Continuum is the entire argument for this development — see it in one table before deciding whether it is argument enough.
FAQ
What is the average PSF for AQUENE?
Is AQUENE freehold?
What is the rental yield for AQUENE?
Which MRT is nearest to AQUENE?
Sources & Next Steps
- AQUENE 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: 9 transactions
- Rental data: 23 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 9 records analysed · Source: URA private-sale caveats
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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Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AQUENE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,338/mo | $1,160,143 | 3.45% |
| 3 BR | $2,950/mo | $1,488,888 | 2.38% |
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HDB Alternatives Nearby
Weighing AQUENE against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (850m away), an upgrader gap of about $450,000
- Bedok — 4-room average $659,895 (980m away), an upgrader gap of about $550,000
- Marine Parade — 4-room average $648,065 (1 km away), an upgrader gap of about $550,000