A 4.59% gross yield on a freehold title inside the Rest of Central Region is the sort of number that makes investors re-read the listing. Aston Lodge, a thirteen-unit walk-up-scale development on Lorong 8 Geylang in District 14, delivers exactly that on paper: recorded sale prices averaging just S$914,000, thirty-three rental contracts averaging S$3,495 a month, and a yield figure (as of 2026-02) that most of the district's glossy new launches cannot approach.
The story behind the number is a 1997-vintage building that the resale market has been quietly repricing. From an average of S$909 psf across two 2021 transactions, recorded values stepped to S$1,021 psf in 2024, S$1,123 psf in 2025 and S$1,239 psf on the single 2026 sale (as of 2026-02). That is a steady climb on admittedly thin volume — five sales in total — but the direction is unambiguous. For buyers who can see past the Geylang address to the Kallang–Mountbatten MRT cluster around it, this is one of the more interesting small-cap freeholds in the central-east.
District 14's condominium market is dominated by large 99-year leasehold projects — Parc Esta (1,399 units, S$2,187 psf average), Sims Urban Oasis (S$1,765 psf) and Penrose (S$1,933 psf). Aston Lodge sits at the opposite pole: thirteen freehold units, built in 1997 by Lico Properties Pte Ltd, transacting at roughly the 14th percentile of district pricing (as of 2026-02). Its two-bedders have averaged S$823,000 and its three-bedders S$1.05 million — sub-million-dollar central-region entry points that barely exist elsewhere. The District 14 market dashboard shows how wide the gap to the new-launch cohort runs.
For due diligence beyond this review, two habits pay off in developments of this size. First, walk the block at different hours — a 13-unit building shows its management quality in the lift lobbies and common corridors far more honestly than in the marketing photos. Second, ask the managing agent for the sinking-fund balance and the last two years of AGM minutes; in boutique strata schemes the difference between a healthy and a stressed fund often decides whether the next repainting cycle arrives as a scheduled expense or a special levy.
It is also worth reading this property against the wider District 14 tape rather than in isolation. Compare its pricing band with the district's median on the price heat map, and check how the Rest of Central Region segment as a whole has moved before concluding that any single premium or discount here is property-specific — segment-level tides lift and lower every boat in the harbour, and separating the two effects is where most mispricing hides.
Overview & Key Facts
ASTON LODGE is a freehold condominium at LORONG 8 GEYLANG in District 14 (RCR), developed by LICO PROPERTIES PTE LTD, comprising 13 units, completed in 1997.
Location & Connectivity
ASTON LODGE is approximately 650m from Kallang MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kallang | East-West Line | 650m |
| Mountbatten | Circle Line | 760m |
| Stadium | Circle Line | 850m |
| Aljunied | East-West Line | 970m |
| Dakota | Circle Line | 1.3 km |
| Geylang Bahru | Downtown Line | 1.4 km |
Schools & Education
9 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 650m |
| Geylang Methodist School (Primary) | Primary | 1.0 km |
| Geylang Methodist School (Secondary) | Secondary | 1.2 km |
| Hong Wen School | Primary | 1.5 km |
| Kong Hwa School | Primary | 1.6 km |
| St. Andrew's Junior School | Primary | 1.9 km |
| St. Andrew's Secondary School | Secondary | 1.9 km |
| St. Andrew's Junior College | Jc | 1.9 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,019 psf | $822,667 |
| 3 BR | 2 | $1,072 psf | $1,050,000 |
Market Position
ASTON LODGE has recorded 5 sales at an average price of $913,600.
Ranks in the top 86% of condos in District 14 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $909 psf | — |
| 2024 | 1 | $1,021 psf | ↑ 12.3% |
| 2025 | 1 | $1,123 psf | ↑ 10.0% |
| 2026 | 1 | $1,239 psf | ↑ 10.3% |
Loading chart data...
ASTON LODGE prices sit at a fresh series high after a 10.3% gain on the prior period, now 36.2% above the 2021 starting level.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,187 psf | 493 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,765 psf | 373 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 358 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,329 psf | 241 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
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 13 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, cbd walking distance, yield-focused investors and long-term hold (10+ yr). At ~650m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
sports / active lifestyle should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for families with young children and short-term flippers (<5 yr) — other options likely serve them better. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
The yield case leads. With an average recorded rent of S$3,495 across thirty-three contracts and an average sale price of S$914,000, gross yield lands around 4.59% (as of 2026-02) — and unlike many small developments, the rental evidence here is genuinely deep. Thirty-three contracts against thirteen units means the leasing market knows this address well. Investors can pressure-test the maths with the rental ROI calculator, but the raw inputs are unusually solid for a boutique freehold.
Connectivity is the second pillar. Kallang station on the East-West Line is 0.65km away, Mountbatten on the Circle Line 0.76km, Stadium 0.85km and Aljunied 0.97km — four stations across two lines within a kilometre. Few sub-million-dollar properties anywhere in the central region can make that claim; the commute-time map shows how quickly the CBD and city fringe resolve from this corner of Geylang.
Third, the capital-appreciation and en-bloc angles are live rather than theoretical. Recorded psf has climbed every year since 2021, the trailing twelve-month average sits at S$1,181 psf (as of 2026-02), and at 29 years old with a moderate en-bloc score of 52, the site profile fits the small-freehold redevelopment pattern District 14 is known for — worth tracking against the URA Master Plan layers for plot-ratio headroom.
Finally, the quantum itself is a strength: two-bedroom entries around S$823,000 keep the buyer pool wide, from first-time investors to owner-occupiers priced out of Parc Esta's S$1.65 million average.
Age is the first honest caveat. A 1997 build is now 29 years old, and while freehold title removes lease anxiety, it does not remove maintenance reality — thirteen owners fund every lift overhaul and facade repair between them. Budget for interior renovation on top of the purchase price, and scrutinise the sinking fund before signing anything.
Liquidity is the second. Five recorded sales in total and two in the trailing twelve months (as of 2026-02) is a thin base for the psf uptrend we describe above; one soft transaction could flatten the chart. The 2026 sale itself illustrates the noise — S$1.0 million at S$1,239 psf, a lower absolute price than 2025's S$1.1 million despite the higher unit rate. Pull the raw caveats from URA's transaction database and read them line by line rather than trusting yearly averages built on one or two trades.
Location cuts both ways. Lorong 8 Geylang offers exceptional MRT coverage, but parts of the walkability picture lag — the nearest clinic registers 1.5km away on our breakdown and the immediate streetscape is dense and commercial. Owner-occupiers should walk the block at night before committing; yield-driven landlords will care less. And with an en-bloc score of only 52, the redevelopment thesis is a possibility to monitor, not a plan to bank on.
The trailing year produced 2 recorded transactions (as of 2026-02) across a 13-unit register — sellers here market to a small, patient audience, and buyers who mirror that patience negotiate from strength.
[
{
"persona": "Yield-focused investors",
"fit_color": "green",
"rationale": "A 4.59% gross yield (as of 2026-02) backed by thirty-three recorded rental contracts is rare substance for a thirteen-unit freehold — the leasing depth here is real, not theoretical."
},
{
"persona": "En-bloc speculators",
"fit_color": "green",
"rationale": "A 29-year-old freehold of thirteen units in historically redevelopment-active District 14, scoring a moderate 52 on our en-bloc screen — a legitimate watch-list candidate rather than a sure thing."
},
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "At 650m to Kallang MRT the walk is workable, but drivers get the fuller benefit of the central location and arterial access toward the city and the east."
},
{
"persona": "Freehold / generational hold",
"fit_color": "green",
"rationale": "Freehold title at a sub-million entry point makes this an unusually affordable asset to hold across generations, with no lease-decay drag on value or CPF usage."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "Thirteen units means near-total privacy and no facility crowds — accepted in trade for minimal shared amenities and a small maintenance-fund base."
},
{
"persona": "Sports / active lifestyle",
"fit_color": "amber",
"rationale": "Stadium MRT and the Kallang sports precinct sit within 0.85km, supporting a runner's or gym-goer's routine, though the immediate Geylang streetscape itself is dense rather than park-like."
}
]
Aston Lodge is the rare boutique freehold where the investment maths, not just the tenure romance, does the talking. A 4.59% gross yield on deep rental evidence, a five-year psf uptrend, four MRT stations within a kilometre and sub-million entry pricing (as of 2026-02) add up to a profile most District 14 new launches cannot match at twice the psf. The discounts you accept in exchange — a 29-year-old building, five lifetime transactions, and a Lorong 8 address that some buyers will never warm to — are visible and priceable.
Shortlist it if you are a yield-first investor who values contracts over clubhouses, a first-time buyer wanting freehold central-region exposure under S$900,000, or a patient en-bloc watcher. Owner-occupiers should visit at different hours and weigh the streetscape honestly.
On holding period: the en-bloc option and the maintenance trajectory both argue for a horizon of at least seven to ten years, letting the yield compound while the redevelopment story matures. Weigh it against the district's large leasehold alternatives on the comparison tool — the trade is essentially yield and title versus facilities and polish, and here the numbers favour the former.
One closing discipline matters more here than in high-volume projects: set a hard budget ceiling before the first viewing — boutique holdings reward buyers who can move decisively when the rare right unit appears, and punish those still arranging financing when it does. The affordability calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for ASTON LODGE?
Is ASTON LODGE freehold?
What is the rental yield for ASTON LODGE?
Which MRT is nearest to ASTON LODGE?
Sources & Next Steps
- ASTON LODGE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 14 (Geylang, Eunos) — District 14 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: 5 transactions
- Rental data: 33 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 5 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% 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.
Loading chart data...
HDB Alternatives Nearby
Weighing ASTON LODGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (370m away), an upgrader gap of about $50,000
- Geylang — 4-room average $761,443 (580m away), an upgrader gap of about $150,000