Overview & Key Facts
BLISS VILLE is a freehold condominium at LORONG MELAYU in District 14 (OCR), developed by ENDO DEVELOPMENT PTE LTD, comprising 18 units, completed in 2010.
Location & Connectivity
BLISS VILLE is approximately 520m from Kembangan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kembangan | East-West Line | 520m |
| Eunos | East-West Line | 800m |
| Kaki Bukit | Downtown Line | 1.3 km |
| Ubi | Downtown Line | 1.3 km |
Schools & Education
7 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | Primary | 1.1 km |
| Telok Kurau Primary School | Primary | 1.3 km |
| Tanjong Katong Girls' School | Secondary | 1.9 km |
| Chung Cheng High School (Main) | Secondary | 1.9 km |
| Canadian International School (Tanjong Katong) | International | 2 km |
| Broadrick Secondary School | Secondary | 2 km |
| EtonHouse International School (Broadrick) | International | 2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,399 psf | $1,220,000 |
| 3 BR | 4 | $1,358 psf | $1,618,250 |
| 4 BR | 3 | $1,029 psf | $1,700,000 |
Market Position
BLISS VILLE has recorded 9 sales at an average price of $1,557,000.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BLISS VILLE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,600/mo | $1,220,000 | 3.54% |
| 3 BR | $4,014/mo | $1,618,250 | 2.98% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $911 psf | — |
| 2022 | 2 | $1,231 psf | ↑ 35.1% |
| 2023 | 2 | $1,319 psf | ↑ 7.2% |
| 2024 | 1 | $1,583 psf | ↑ 20.0% |
| 2025 | 1 | $1,267 psf | ↓ 20.0% |
| 2026 | 1 | $1,548 psf | ↑ 22.2% |
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BLISS VILLE prices have cooled 2.2% from the 2024 peak, yet remain 70.0% above where the series began in 2021. The most recent period recovered 22.2%, so the pullback may be finding a floor.
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 |
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 18 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, hawker / food enthusiasts, long-term hold (10+ yr) and freehold / generational hold. At ~525m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
families with young children and yield-focused investors should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2010 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BLISS VILLE is a freehold development in District 14 (OCR), with 18 units, offering a gross yield of 3.0%.
At ~$1,408 psf, it represents a competitive entry point in the OCR segment.
Explore the full BLISS VILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BLISS VILLE against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for BLISS VILLE?
Is BLISS VILLE freehold?
What is the rental yield for BLISS VILLE?
Which MRT is nearest to BLISS VILLE?
Sources & Next Steps
- BLISS 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: 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: Apr 2026 · 9 records analysed · Source: URA private-sale caveats