# 1 Suites
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Overview & Key Facts
#1 Suites (also marketed as “One Suites”) is a freehold boutique development at 1 Lorong 20 Geylang, District 14 — deep in the heart of one of Singapore’s most polarising neighbourhoods. Developed by The One Development Pte Ltd and completed in 2016, the project comprises a single 8+1 storey block housing 112 units. Every unit is a one-bedroom duplex loft spanning two levels, ranging from 538 to 818 sqft. There are no two-bedroom or family-sized configurations here — this is a development built with a singular thesis: compact freehold units at rock-bottom quantum in a high-rental-demand location.
The One Development is a smaller Singapore developer whose earlier project, #1 Loft, followed a similar formula of compact duplex units in a city-fringe location. The design brief for #1 Suites was pragmatic and investor-oriented: each duplex unit can be reconfigured into two separate studio units, effectively creating a dual-key arrangement that maximises rental flexibility. Units come fitted with a microwave oven, mini-fridge, and washer/dryer — a turnkey package designed for immediate tenant move-in.
At an average transaction price of $710,000 and a gross rental yield of 5.05%, #1 Suites consistently ranks among the highest-yielding condos in the entire ShiokNest dataset. This is not a development you buy for prestige, resort-grade facilities, or a Geylang address to impress relatives. It is a pure yield play — freehold tenure, sub-$750K entry, and rental demand that practically fills itself given the location’s centrality and the workforce density in Geylang and Paya Lebar. Understanding this thesis is essential to evaluating whether #1 Suites belongs in your portfolio.
Location & Connectivity
Let’s address the elephant in the room: Lorong 20 Geylang sits within the Geylang precinct, an area internationally known for its red-light district alongside its legendary food scene. The even-numbered lorongs (Lorong 2 to Lorong 24) are the designated vice area, which means Lorong 20 is within this zone. For some buyers, this is an absolute deal-breaker. For others — particularly investors focused on rental returns rather than personal residence — it is precisely the stigma discount that creates the yield opportunity.
Beyond the reputation, the practical location merits are genuinely strong. Three MRT stations sit within 1 km: Aljunied (East-West Line, 490m), Mountbatten (Circle Line, 720m), and Dakota (Circle Line, 910m). This triple MRT proximity is rare at any price point in Singapore, let alone at sub-$750K quantum. The Paya Lebar commercial hub — home to SingPost Centre, Paya Lebar Quarter, and OneKM mall — is one MRT stop or a 10-minute walk away. The CBD is a direct 15-minute ride on the East-West Line.
Daily amenities are abundant. Geylang’s food heritage requires no introduction — from Lorong 9 beef kway teow to Sims Vista Market and Food Centre, you are surrounded by some of Singapore’s best hawker food within walking distance. Old Chang Kee headquarters, Rochor beancurd, and dozens of seafood restaurants line Geylang Road. For groceries, Sheng Siong and FairPrice outlets are within a short walk, and City Plaza on Geylang Road offers budget retail. Paya Lebar Quarter provides a more upscale shopping and dining experience just one stop away.
Schools within proximity include One World International School (420m), Geylang Methodist Primary (500m), and Kong Hwa School (1.02 km). While Geylang is not a school-belt location, the coverage is adequate for families who prioritise centrality over the perception of a “family-friendly” address.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | international | Within 1 km |
| Geylang Methodist School (Primary) | primary | Within 1 km |
| Geylang Methodist School (Secondary) | secondary | Within 1 km |
| Kong Hwa School | primary | ~1.0 km |
| Haig Girls' School | primary | ~1.6 km |
| Macpherson Primary School | primary | ~1.7 km |
| Tanjong Katong Primary School | primary | ~1.9 km |
| Hong Wen School | primary | ~1.9 km |
Facilities
Let’s be direct: #1 Suites is a 112-unit boutique block, and the facilities reflect that scale. The amenities roster includes a swimming pool, pool deck, outdoor exercise station, communal planters, and a barbecue area. That’s it. There is no gym, no tennis court, no function room, no clubhouse, no children’s playground. If you are comparing facilities checklists with mega-developments like Parc Esta (1,399 units) or Sims Urban Oasis (1,024 units), #1 Suites will lose that comparison every single time.
What you get instead is low maintenance fees — a direct consequence of the minimal common facilities. For an investor whose tenant will spend most of their time at the nearby Paya Lebar offices or exploring Geylang’s food streets, the absence of a gym matters less than the monthly cost savings. The pool is modest but present, and the rooftop terrace on the 9th floor provides open views over the low-rise Geylang shophouse landscape — a genuine perk that several residents have noted, including the ability to watch National Day fireworks.
Parking is handled by a mechanised car park system with 107 lots plus 5 surface lots and 3 handicap lots. Mechanised parking divides opinion: it saves space but requires waiting during peak hours and can be a pain for daily drivers. For a development where many tenants rely on MRT or ride-hailing, this is less of an issue than it might be at a suburban family condo.
Unit Sizes & Layout
Every unit in #1 Suites is a one-bedroom duplex loft spanning two levels. The configurations break down as follows: 78 units of 1-bedroom (560–732 sqft), 2 units of 1-bedroom penthouse (538–560 sqft), and 32 units of 1-bedroom + study penthouse (581–667 sqft). The duplex design is the defining feature — the double-height living area creates an impression of space that the raw square footage alone does not convey, and the separation of sleeping and living areas across two floors provides a degree of functional privacy unusual for a one-bedroom unit.
The critical design innovation is the dual-key reconfiguration potential. Each duplex can be split into two separate studio units, each with its own entrance, bathroom, and kitchenette. This allows owners to rent out both halves independently, effectively doubling the number of rental income streams from a single title. For investors, this is the key value driver — a 560 sqft duplex renting as two studios can yield more per square foot than renting as a single one-bedroom unit.
Finishes are functional but not premium — in line with the development’s positioning. Units come pre-fitted with a microwave, mini-fridge, and washer/dryer, which reduces the owner’s upfront furnishing cost and allows near-immediate rental listing after purchase. Ceiling height in the double-volume living area is generous, and the loft bedrooms, while compact, are usable for a queen bed and wardrobe. The penthouses on upper floors benefit from private roof terraces, which residents describe as the standout feature for enjoying evening breezes and city views.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 39 | $1,212 | $707,766 |
| 2 BR | 4 | $1,007 | $740,750 |
Pricing & Market Position
Based on 43 recorded transactions, sale prices range from $640,000 to $818,000, averaging $710,835 (~$1,261 psf).
Rents range from $1,300 to $4,500 per month across 132 rental transactions. Current rental yield sits at approximately 5.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17% (from $1,125 to $1,315 psf).
Neighbourhood Comparison
The most instructive comparison is not with the gleaming mega-developments nearby, but with the question of what else $710,000 buys you in the RCR. At Sims Urban Oasis ($1,758 PSF), a studio or small 1-bedroom would cost $800K–$900K with a 99-year lease. At Penrose ($1,927 PSF), you are looking at $900K+ for a comparable-sized unit, again leasehold. And at Parc Esta ($2,182 PSF), a 1-bedroom starts above $1 million. #1 Suites gives you freehold tenure at $1,262 PSF — the cheapest entry by a wide margin, albeit with significant trade-offs in facilities and address prestige.
The closest like-for-like is euHabitat at $1,325 PSF — also in Geylang, also compact units, but with 748 units and correspondingly better facilities (gym, tennis court, multiple pools). euHabitat is 99-year leasehold, however, which means #1 Suites’ freehold advantage is structurally significant: no lease decay, no CPF restriction timelines, and perpetual land value. For a buy-and-hold investor with a 10–20 year horizon, freehold at $1,262 PSF versus leasehold at $1,325 PSF is not a close call.
The PSF trend — $1,144 → $1,234 → $1,254 → $1,239 → $1,349 — shows volatile but directionally upward movement. The dip to $1,239 likely reflects individual transaction variance in a small development (every sale moves the average meaningfully). Capital appreciation should not be the primary thesis here; the 5.05% yield is. If rents hold and vacancy stays low, the total return (yield + modest capital growth) is competitive with far more expensive alternatives that offer lower yields and lease erosion.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| # 1 SUITES | — | 112 | $1,261 | |
| PARC ESTA | 99 yrs lease commencing from 2018 | 2021 | 1,399 | $2,184 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 2020 | 1,024 | $1,762 |
| PENROSE | 99 yrs lease commencing from 2019 | 2021 | 566 | $1,928 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 2016 | 697 | $1,326 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 2021 | 265 | $1,833 |
ShiokNest Scores
Our proprietary scoring system evaluates # 1 SUITES across multiple dimensions.
What Residents Say
“Nice layout, love the view from my terrace. Can see fireworks during NDP! The loft concept gives a nice separation of living and sleeping areas.”
— Resident review via PropertyGuru
“Very clean and comfortable. Kids love the pool. Close to bus stop and MRT. So many food options around. Despite the area, we never felt unsafe during the 2 years we lived here.”
— Family tenant review via 99.co
“Security is quite poor. People tailgate in without any security guard presence. Pool deck is always crowded — difficult to use during normal hours. Facilities are very limited.”
— Former resident (2017–2020) review via EdgeProp
Resident sentiment follows a predictable pattern that maps closely to buyer profile. Investors and tenants who chose #1 Suites for its yield and location tend to rate it positively — praising the loft design, food accessibility, and MRT connectivity. Those who expected a more traditional condo living experience express frustration with the limited facilities, security gaps, and the high-turnover tenant environment. The pool is frequently described as crowded during peak hours given the small deck area relative to 112 units. Several penthouse owners specifically highlight the rooftop terrace as a genuine lifestyle perk that offsets the otherwise utilitarian common areas. The overall read: #1 Suites delivers on its investment promise but asks you to manage your lifestyle expectations accordingly.
Strengths & Weaknesses
- Freehold tenure — no lease decay, no CPF restriction timelines, perpetual land value
- Ultra-high 5.05% gross yield — among the highest in the entire Singapore condo dataset
- Lowest quantum freehold in Central Region — average $710K entry point
- Triple MRT proximity — Aljunied (490m), Mountbatten (720m), Dakota (910m)
- Duplex loft design creates spatial impression beyond raw square footage
- Dual-key reconfiguration potential — split into two studios for dual rental income
- Turnkey rental units — pre-fitted with microwave, mini-fridge, washer/dryer
- World-class food scene literally at doorstep — Geylang is a hawker paradise
- Paya Lebar commercial hub one MRT stop away — strong tenant demand catchment
- Paya Lebar Air Base redevelopment (2030s) provides long-term upside catalyst
- Geylang red-light district address — genuine stigma that narrows resale buyer pool
- Minimal facilities — pool, BBQ, exercise station only; no gym, tennis, or clubhouse
- Security concerns raised by residents — tailgating and lack of on-site guards
- Predominantly tenant-occupied — transient, hotel-like atmosphere rather than community
- Mechanised car park system — queues during peak hours, not ideal for daily drivers
- Compact unit sizes (538–732 sqft) — not suitable for families or those wanting space
- No unit type diversity — all 1-bedroom layouts, limits future buyer appeal to narrow segment
- Pool deck frequently crowded given small area relative to 112 units
- Geylang streetscape can feel uncomfortable for some, particularly at night on even lorongs
Verdict
#1 Suites is not a development you evaluate on lifestyle, facilities, or neighbourhood prestige — it is a pure financial instrument wrapped in a freehold title deed. At a 5.05% gross yield, it is one of the highest-yielding condominiums in Singapore. The average price of $710,000 represents one of the lowest quantum entry points into freehold private property in the Central Region. Three MRT stations within 1 km provide the connectivity that sustains rental demand. And freehold tenure means there is no lease decay eroding your asset base, ever.
The honest weaknesses must be stated plainly. The Geylang address carries genuine stigma that affects resale liquidity — the pool of willing buyers is smaller than for an equivalent unit in a “cleaner” district. Facilities are minimal, essentially a pool and barbecue area. Security concerns have been raised by residents, particularly around tailgating into the building. The tenant-heavy composition (most units are rented out, not owner-occupied) means less community cohesion and more wear on common areas. The mechanised parking is an annoyance for car owners. And while the dual-key flexibility is a strength, it also means your neighbours may be running a similar operation — creating a transient, hotel-like atmosphere rather than a residential community.
For competitor context: nearby Parc Esta commands $2,182 PSF, Penrose sits at $1,927 PSF, and Sims Urban Oasis averages $1,758 PSF. At $1,262 PSF, #1 Suites trades at a 30–40% discount to these neighbours — but those developments offer dramatically better facilities, larger unit mixes, and more palatable addresses. The discount is the Geylang premium in reverse, and it is priced correctly for what it delivers.
The bottom line: if you are a yield-focused investor who can look past the address, tolerate minimal facilities, and appreciate freehold optionality in a location with structural rental demand, #1 Suites is one of the most efficient cash-flow machines in the Singapore condo market. If you are buying for own-stay, raising a family, or want a development you can feel proud showing to friends, this is not your property. Know which buyer you are before you make the call.