Overview & Key Facts
NESS is a freehold condominium at LORONG 32 GEYLANG in District 14 (RCR), developed by PHOENIX LAND (SINGAPORE) PTE LTD, comprising 62 units, completed in 2015.
Location & Connectivity
NESS is approximately 520m from Dakota MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Dakota | Circle Line | 520m |
| Aljunied | East-West Line | 600m |
| Mountbatten | Circle Line | 880m |
| Paya Lebar | East-West Line | 900m |
| Paya Lebar | Circle Line | 900m |
| Tanjong Katong | Thomson-East Coast Line | 1.2 km |
Schools & Education
15 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Geylang Methodist School (Primary) | Primary | 90m |
| Geylang Methodist School (Secondary) | Secondary | 100m |
| Kong Hwa School | Primary | 460m |
| One World International School (Mountbatten) | International | 610m |
| Haig Girls' School | Primary | 1 km |
| Tanjong Katong Primary School | Primary | 1.4 km |
| Tao Nan School | Primary | 1.4 km |
| Macpherson Primary School | Primary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 18 | $1,473 psf | $642,772 |
| 1 BR | 6 | $1,334 psf | $752,833 |
| 3 BR | 1 | $1,062 psf | $1,120,000 |
Market Position
NESS has recorded 25 sales at an average price of $688,276.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 6 | $1,362 psf | — |
| 2022 | 9 | $1,351 psf | ↓ 0.8% |
| 2023 | 8 | $1,536 psf | ↑ 13.7% |
| 2024 | 1 | $1,394 psf | ↓ 9.3% |
| 2025 | 1 | $1,579 psf | ↑ 13.3% |
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The latest reading marks the highest point in this series — NESS prices have climbed 16.0% since 2021.
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
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 62-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
This is a strong match for young couples (no kids), car-owning households, freehold / generational hold and boutique low-density (<100 units). The unit profile suits DINK couples valuing CBD/MRT access over square footage.
It is a weaker fit for yield-focused investors, long-term hold (10+ yr) and resort facilities — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
NESS is a freehold development in District 14 (RCR), with 62 units, offering a gross yield of 4.4%.
At ~$1,579 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full NESS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NESS against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (260m away)
- Kallang/whampoa — 4-room average $882,887 (1.1 km away)
FAQ
What is the average PSF for NESS?
Is NESS freehold?
What is the rental yield for NESS?
Which MRT is nearest to NESS?
Sources & Next Steps
- NESS 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: 25 transactions
- Rental data: 133 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2025 · 25 records analysed · Source: URA private-sale caveats