Here is a property paradox: a thirteen-unit condominium with not a single sale in the URA record, yet forty-five rental contracts on the books. Athena Ville, tucked into Lorong 29 Geylang in District 14, is invisible to the resale market and thoroughly known to the leasing one. Tenants have paid between S$2,300 and S$3,500 a month here, averaging S$2,943 (as of 2026-07) — while buyers have never once left a price footprint for the public to study.
What tenants are paying for is location efficiency. Athena Ville scores 90 on our walkability index — the highest figure in this review series by a wide margin — with Aljunied MRT 338 metres away, a hawker centre at 330 metres, Geylang Methodist School (Primary) at 290 metres, a park at 422 metres and a mall within 762 metres. Almost everything a daily routine needs sits inside a ten-minute walk. The question this review cannot fully answer, because the data does not exist, is what all of that convenience should cost to own. That gap shapes everything below.
Athena Ville sits in the Rest of Central Region within District 14, a market whose visible benchmarks are large 99-year leasehold projects: Parc Esta at S$2,187 psf average, Penrose at S$1,933 psf and Sims Urban Oasis at S$1,765 psf. Against that cohort, this thirteen-unit building is a statistical ghost — no recorded sales, no developer on file, and a tenure that our records do not capture. Its market presence is entirely rental-side, where forty-five contracts (as of 2026-07) make it better documented than many far larger developments. The District 14 dashboard supplies the price context the building itself cannot.
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.
Where completion-era details are thin in public records, the management council's paper trail becomes the primary document: fee history, sinking-fund balance and the minutes of the last two general meetings say more about the next decade of ownership than any brochure.
Overview & Key Facts
ATHENA VILLE is a condominium at LORONG 29 GEYLANG in District 14 (RCR), developed by , comprising 13 units.
Location & Connectivity
ATHENA VILLE is approximately 340m from Aljunied MRT station, with 8 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Aljunied | East-West Line | 340m |
| Dakota | Circle Line | 810m |
| Paya Lebar | East-West Line | 880m |
| Paya Lebar | Circle Line | 880m |
| Mountbatten | Circle Line | 1.1 km |
| Mattar | Downtown Line | 1.3 km |
Schools & Education
14 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 290m |
| Geylang Methodist School (Secondary) | Secondary | 360m |
| Kong Hwa School | Primary | 510m |
| One World International School (Mountbatten) | International | 760m |
| Haig Girls' School | Primary | 1.2 km |
| Macpherson Primary School | Primary | 1.3 km |
| Paya Lebar Methodist Girls' School | Secondary | 1.6 km |
| Tanjong Katong Primary School | Primary | 1.6 km |
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
- 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
The profile fits mrt-walkable commuters, cbd walking distance, long-term hold (10+ yr) and boutique low-density (<100 units) best. Located ~338m from Aljunied MRT, this property is a comfortable daily walk for transit commuters.
For p1 school balloting families and light renovation budget, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The walkability case is close to unimprovable. A score of 90 out of 100 rests on measured distances, not vibes: Aljunied station on the East-West Line at 338 metres, hawker food at 330 metres, a primary school at 290 metres, a park at 422 metres, a clinic at 515 metres and a mall at 762 metres. For a car-free household, this is among the most self-sufficient addresses in the central-east — the commute-time map shows how quickly the East-West Line resolves the CBD from here.
Rail redundancy goes beyond the nearest station. Dakota on the Circle Line is 0.81km, the Paya Lebar interchange — East-West and Circle Lines — 0.88km, and Mountbatten 1.07km. Few S$3,000-a-month rental addresses triangulate three stations like this.
The leasing record itself is a strength. Forty-five contracts across a thirteen-unit register (as of 2026-07) means the building turns tenants steadily and finds them without difficulty — evidence of durable demand at the S$2,300–3,500 band. For landlords, that consistency is worth more than a hypothetical yield figure built on guesswork.
Schooling adds a final, underrated layer: Geylang Methodist School (Primary) at 0.29km puts the address deep inside the 1km priority band, with the Secondary school at 0.36km and Kong Hwa School at 0.51km. Families balloting for these schools can check how rare sub-300-metre proximity is on the location scores map.
The defining risk is the absence of a price. With zero recorded sales, there is no psf history, no momentum, no valuation anchor — nothing. Any purchase here means negotiating against private comparables and a bank's conservative instincts, and any future exit repeats that exercise. Buyers must also independently verify two facts our records do not capture: the tenure (unrecorded, so confirm the title and any lease terms directly) and the developer of record. Cross-check whatever documentation is offered against URA's official records before anything is signed — this is a case where due diligence is the entire game.
Two softer cautions follow. First, thirteen units means a thin maintenance base and minimal facilities; one automated screen in our persona system even flags constrained MRT access here, which sits oddly against the measured 338-metre distance to Aljunied — a useful reminder that automated signals on data-sparse properties deserve scepticism in both directions. Second, the Lorong 29 Geylang address carries streetscape and financing perceptions that vary by bank and by buyer; walk the block at different hours and ask lenders directly about their policies for the immediate area.
Finally, the rental band itself caps the thesis: at S$2,300–3,500 a month (as of 2026-07), this is a workhorse leasing asset, not an appreciation story anyone can currently evidence. Price any offer with the affordability calculator and a wide margin of safety.
No transaction crossed the tape in the trailing year (as of 2026-07), so any offer here is genuinely setting the market rather than following it — commission an independent valuation and treat the last recorded print as history, not guidance.
[
{
"persona": "MRT-walkable commuters",
"fit_color": "green",
"rationale": "Aljunied station is a measured 338-metre walk, with Dakota and the Paya Lebar interchange under 900 metres — daily transit life here needs no car and no compromise."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "Thirteen units keeps the community small and private; accept in exchange that facilities and the maintenance fund will be minimal."
},
{
"persona": "P1 school balloting families",
"fit_color": "amber",
"rationale": "Geylang Methodist School (Primary) sits just 290 metres away — deep inside the 1km ballot band — but confirm your exact door-to-gate distance for the specific school and year."
},
{
"persona": "Light renovation budget",
"fit_color": "amber",
"rationale": "Expect move-in-ready but dated interiors typical of small older Geylang blocks; budget roughly S$50–80k for a refresh-grade renovation on top of the purchase."
},
{
"persona": "Resort facilities",
"fit_color": "red",
"rationale": "A thirteen-unit building cannot offer pools, gyms or clubhouses — buyers who want a resort amenity stack should look at the district's large launches like Parc Esta or Penrose."
}
]
Athena Ville is a rental machine in a data vacuum. The leasing evidence — forty-five contracts averaging S$2,943 a month (as of 2026-07) — and the 90-point walkability score describe an asset that works hard every single day. The ownership case, by contrast, rests on facts a buyer must establish personally: the tenure, the title, the developer, and above all the price, since the public record offers no transaction to anchor on. That asymmetry is unusual even among boutique Geylang properties.
Shortlist it if you are a landlord-investor who trusts your own due diligence, values tenant demand over paper appreciation, and can negotiate hard in the absence of comparables — the lack of price discovery cuts in the buyer's favour at entry, provided you exit on the same quiet terms. Car-free owner-occupiers who prize the ten-minute-walk lifestyle are the secondary audience, with the P1 catchment as a bonus.
Avoid it if you need valuation certainty, resale liquidity or facilities. Think in decade terms: an asset this thinly traded rewards owners who never need a forced sale. Before offering, benchmark the implied psf against documented District 14 peers on the comparison tool — it is the only pricing discipline available for a building the market has never priced.
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 ATHENA VILLE?
Is ATHENA VILLE freehold?
What is the rental yield for ATHENA VILLE?
Which MRT is nearest to ATHENA VILLE?
Sources & Next Steps
- ATHENA VILLE 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: 0 transactions
- Rental data: 45 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
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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HDB Alternatives Nearby
Weighing ATHENA VILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (110m away)
- Kallang/whampoa — 4-room average $882,887 (1.3 km away)