Overview & Key Facts
ASTOR is a 99 yrs lease commencing from 2002 condominium at LENGKONG EMPAT in District 14 (OCR), developed by ASTOR PROPERTIES PTE LTD, comprising 55 units, completed in 2007.
Location & Connectivity
ASTOR is approximately 840m from Kaki Bukit MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kaki Bukit | Downtown Line | 840m |
| Bedok North | Downtown Line | 860m |
| Kembangan | East-West Line | 880m |
| Eunos | East-West Line | 1.5 km |
Schools & Education
4 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 1.8 km |
| Canossa Catholic Primary School | Primary | 1.8 km |
| Temasek Junior College | Jc | 1.8 km |
| Temasek Primary School | Primary | 1.8 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,145 psf | $990,355 |
| 3 BR | 11 | $1,144 psf | $1,253,000 |
Market Position
ASTOR has recorded 16 sales at an average price of $1,170,924.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ASTOR typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,502/mo | $990,355 | 4.24% |
| 3 BR | $3,523/mo | $1,253,000 | 3.37% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $930 psf | — |
| 2022 | 3 | $1,013 psf | ↑ 8.9% |
| 2024 | 3 | $1,190 psf | ↑ 17.5% |
| 2025 | 6 | $1,278 psf | ↑ 7.4% |
| 2026 | 1 | $1,244 psf | ↓ 2.6% |
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From the 2025 high, ASTOR prices have given back 2.6% — still 33.9% above the 2021 baseline.
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.
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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 | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,330 psf | 243 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
Lease Analysis
With 75 years remaining on its 99-year lease, ASTOR still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 55-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits car-owning households, wfh / hybrid workers, long-term hold (10+ yr) and first-time hdb upgraders best. Parking and arterial road access matter more here than walking-distance MRT.
empty nesters / downsizers and yield-focused investors should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for families with young children — other options likely serve them better. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
ASTOR is a 99 yrs lease commencing from 2002 development in District 14 (OCR), with 55 units, offering a gross yield of 3.6%.
At ~$1,273 psf, it represents a competitive entry point in the OCR segment.
Explore the full ASTOR dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ASTOR against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for ASTOR?
Is ASTOR freehold?
What is the rental yield for ASTOR?
Which MRT is nearest to ASTOR?
Sources & Next Steps
- ASTOR 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: 16 transactions
- Rental data: 34 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 16 records analysed · Source: URA private-sale caveats