Why does one of Katong's few freehold boutiques change hands at barely half the per-square-foot rate of the mega-launches nearby? Aspen Loft, a 29-unit low-rise on Joo Chiat Terrace in District 15, has averaged S$1,346 psf across its nine recorded sales (as of 2026-05), while newer giants such as Grand Dunman and The Continuum have transacted above S$2,500 psf. Scale and format explain part of the gap — but for buyers priced out of the district's new-launch market, the arithmetic still deserves a careful look.
Recorded prices here run from S$1.38 million to S$2.3 million, and the two sales logged in 2026 averaged S$1,590 psf (as of 2026-05) — a visible step up on the development's own historical average. On the leasing side, twenty rental contracts averaging S$4,115 a month sketch a quiet but genuine tenancy base. This is not a churning investment counter; it is a tightly held pocket of the Joo Chiat conservation belt, and that is precisely what will appeal to some buyers and frustrate others.
Aspen Loft occupies an unusual seat in District 15's hierarchy. Developed by Spencefield Pte Ltd, the freehold project rises only five floors and holds 29 units — a rounding error beside Emerald of Katong's 846 units or Grand Dunman's 1,008. Its pricing sits around the 24th percentile for the district (as of 2026-05), marking it as one of the value plays in a postcode where Amber Park has averaged S$2,548 psf and The Continuum, the district's freehold new-launch benchmark, S$2,790 psf. For a broader read on how Joo Chiat and Katong pricing stacks up against the rest of the east, the District 15 price and rental dashboard puts these numbers in context.
Overview & Key Facts
ASPEN LOFT is a freehold condominium at JOO CHIAT TERRACE in District 15 (RCR), developed by SPENCEFIELD PTE LTD, comprising 29 units.
Location & Connectivity
ASPEN LOFT is approximately 580m from Eunos MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Eunos | East-West Line | 580m |
| Kembangan | East-West Line | 1.1 km |
| Paya Lebar | East-West Line | 1.3 km |
| Paya Lebar | Circle Line | 1.3 km |
| Marine Terrace | Thomson-East Coast Line | 1.3 km |
| Marine Parade | Thomson-East Coast Line | 1.4 km |
Schools & Education
13 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 430m |
| Tanjong Katong Girls' School | Secondary | 810m |
| Canadian International School (Tanjong Katong) | International | 870m |
| Broadrick Secondary School | Secondary | 900m |
| EtonHouse International School (Broadrick) | International | 900m |
| Telok Kurau Primary School | Primary | 990m |
| Tao Nan School | Primary | 1.1 km |
| Haig Girls' School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 7 | $1,406 psf | $1,577,143 |
| 4 BR | 2 | $1,135 psf | $2,039,950 |
Market Position
ASPEN LOFT has recorded 9 sales at an average price of $1,679,989.
Ranks in the top 76% of condos in District 15 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,239 psf | — |
| 2022 | 2 | $1,092 psf | ↓ 11.8% |
| 2023 | 2 | $1,403 psf | ↑ 28.5% |
| 2025 | 2 | $1,352 psf | ↓ 3.7% |
| 2026 | 2 | $1,590 psf | ↑ 17.6% |
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ASPEN LOFT prices sit at a fresh series high after a 17.6% gain on the prior period, now 28.4% above the 2021 starting level.
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 2 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 29 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
This is a strong match for car-owning households, international school families, long-term hold (10+ yr) and freehold / generational hold. At ~577m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. Recent vintage for buyers exploring the 3-5 year resale-arbitrage strategy.
The headline strength is the pairing of freehold tenure with a family-sized price point. Seven of the nine recorded sales were three-bedders, averaging S$1.58 million at S$1,406 psf, while the two four-bedroom transactions averaged S$2.04 million at just S$1,135 psf (as of 2026-05). A freehold family unit in Katong below S$1.6 million is a genuinely scarce combination when The Continuum — the nearest freehold comparison at scale — has averaged S$2.6 million per transaction.
Connectivity is better than the quiet Joo Chiat Terrace address suggests. Eunos station on the East-West Line sits about 0.58km away, Paya Lebar interchange (East-West and Circle Lines) is 1.31km, and the Thomson-East Coast Line stations at Marine Terrace and Marine Parade — both opened in 2024 — are roughly 1.35km out. Few boutique addresses in the district triangulate three MRT lines this way; the commute-time map shows how the corridors overlap.
The schooling map is equally practical for families:
- Canossa Catholic Primary School — 0.43km, comfortably inside the 1km priority band
- Tanjong Katong Girls' School — 0.81km
- Canadian International School (Tanjong Katong) — 0.87km
- Tao Nan School — 1.11km and Haig Girls' School — 1.13km
Finally, the leasing record is deeper than the sales record. Twenty rental contracts averaging S$4,115 a month, against a gross yield of about 2.94% (as of 2026-05), suggest tenants do find their way to this pocket. Buyers weighing the entry price against district benchmarks can sanity-check the gap on the island-wide price heatmap before running the monthly numbers through a mortgage schedule.
Ownership economics complete the picture. Because the entry quantum for a three-bedder sits well below the district's new-launch norm, the financing burden stays proportionate for a single-income household — a family stretching toward the bigger names further up the road would carry a substantially heavier monthly commitment for the same bedroom count. Working the repayment schedule through the mortgage calculator before viewing keeps that comparison honest. And the wide recorded rental band — S$2,300 to S$8,000 a month — hints that the building accommodates everything from compact configurations to generous family layouts, which broadens the future tenant story if the household's plans ever change.
Liquidity is the honest headline risk. Nine sales across the entire recorded window, and only two in the trailing twelve months (as of 2026-05), means every average quoted here rests on a handful of data points — a single outlier transaction can move the reported psf materially. Serious buyers should pull the underlying caveats directly from URA's transaction records rather than lean on averages alone.
Momentum is also soft. Our investment screen registers price momentum of -10.2% year-on-year (as of 2026-05), and the 2.94% gross yield is modest for a district with strong rental demand narratives. Investors modelling total returns should stress-test entry pricing with the property ROI calculator rather than assume the 2026 psf uptick extends indefinitely.
Day-to-day convenience has gaps too. Our walkability breakdown places the nearest mall beyond 2.2km, and a 29-unit low-rise simply cannot fund the facility stack larger condominiums offer — expect lean common amenities and a maintenance budget spread across very few owners. The four-bedroom record, resting on just two transactions, gives larger families little pricing evidence to negotiate from.
One quieter consideration deserves mention: the neighbourhood's centre of gravity keeps shifting toward the enormous new launches, and their marketing machinery shapes what buyers expect a Katong address to look like. A boutique low-rise without a lap pool or concierge will always photograph worse than it lives, which can stretch marketing periods when owners eventually sell. None of this diminishes the underlying scarcity of freehold land in the conservation belt — but it does mean patience is part of the purchase price here, and sellers who need speed will usually be the ones who concede on price.
[
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "At roughly 577m from Eunos MRT the walk is manageable but not effortless; households with a car get the best of this address — quick arterial access with the East-West Line as backup."
},
{
"persona": "International school families",
"fit_color": "green",
"rationale": "Canadian International School (Tanjong Katong) sits 0.87km away and EtonHouse International (Broadrick) 0.9km, keeping school runs short by car or bus."
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"rationale": "Freehold tenure removes lease-decay drag entirely, and the tightly held 29-unit register suits patient capital far better than traders."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "With 29 units across five floors this is genuine boutique living — expect privacy and a quiet register rather than clubhouse bustle."
},
{
"persona": "Short-term flippers (<5 yr)",
"fit_color": "red",
"rationale": "Two transactions in the past twelve months (as of 2026-05) is no exit market; thin liquidity makes a quick, well-priced resale hard to engineer."
},
{
"persona": "Resort facilities",
"fit_color": "red",
"rationale": "A 29-unit low-rise cannot carry a resort amenity stack; buyers wanting multiple pools and a clubhouse should look to the district's large new launches instead."
}
]
Aspen Loft is a value proposition with a very specific audience. Its 24th-percentile district pricing, freehold title and sub-S$1.6 million three-bedders (as of 2026-05) make it one of the few realistic freehold family entries left in Katong — and the 2026 transactions at S$1,590 psf hint that the market is slowly narrowing the discount. But the same thinness that creates the opportunity creates the risk: with two trades a year, you buy on conviction, not on momentum charts.
Shortlist it if you are an owner-occupier committed to the Joo Chiat–Katong lifestyle, a family working the Canossa Catholic Primary catchment, or a generational holder who values title over facilities. Skip it if you need rental-yield outperformance, resort amenities or a liquid exit within five years. The sensible holding frame here is ten years or more, letting the freehold scarcity and the district's infrastructure build-out do the compounding. Before committing, run it against the district's larger freehold alternatives on the side-by-side comparison tool — the psf gap is wide, but so is the difference in what you are actually buying.
One closing discipline matters more here than in high-volume projects: a 2.94% gross yield (as of 2026-05) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ASPEN LOFT?
Is ASPEN LOFT freehold?
What is the rental yield for ASPEN LOFT?
Which MRT is nearest to ASPEN LOFT?
Sources & Next Steps
- ASPEN LOFT 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: 20 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 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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HDB Alternatives Nearby
Weighing ASPEN LOFT against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (440m away), an upgrader gap of about $900,000
- Bedok — 4-room average $659,895 (1.2 km away), an upgrader gap of about $1,000,000
- Marine Parade — 4-room average $648,065 (1.3 km away), an upgrader gap of about $1,050,000