Candeville
Overview & Key Facts
Candeville occupies a quiet side street in the heart of Singapore’s most coveted freehold belt. Developed by Sing Development Pte Ltd and completed in 1996, this four-storey boutique development at 37 Lorong M Telok Kurau contains just 12 units — making it one of the smallest private condominiums you will encounter in District 15. At that scale, it is more accurately described as a small freehold apartment block than a conventional condominium estate.
The development sits within the Telok Kurau alphabet lorongs — a network of narrow residential streets labelled Lorong J through Lorong N that thread between Telok Kurau Road and Joo Chiat Road. This cluster is synonymous with quiet, landed-adjacent living: the streets are too small for heavy traffic, the buildings are low-rise, and the neighbourhood has retained a distinctly unhurried character even as property values have climbed steadily over the decades. Lorong M alone hosts 19 private residential projects, almost all of them boutique freehold developments of between 6 and 60 units.
With only two recorded resale transactions in the platform’s dataset (averaging S$1.93M, median S$2.06M at roughly S$1,481 psf), Candeville’s ShiokNest score of 26/100 reflects thin data rather than any deficiency in the property itself. A freehold development in D15, adjacent to Marine Parade and with a 0.57 km walk to the newly opened Marine Terrace TEL station, is not a project anyone should dismiss on a score alone.
Location & Connectivity
Lorong M Telok Kurau is best understood as a village street within the city. It runs parallel to the slightly busier Lorong L and Lorong N, and connects to Joo Chiat Road at one end — a road lined with Peranakan shophouses, cafes, and local restaurants that has been experiencing steady gentrification since the early 2010s. Telok Kurau Primary School is just 380 metres away on foot, making the address a legitimate contender for Primary 1 balloting. East Coast Park is reachable in roughly 12 minutes on a bicycle or 20 minutes on foot via the park connector network.
The most significant change to Candeville’s connectivity arrived with Marine Terrace MRT (TE27), which opened as part of the Thomson–East Coast Line Stage 4 in late 2024. The station is 0.57 km from the development — about a 7-minute walk. It gives residents a one-seat ride to Marina Bay (TE20), City Hall interchange (coming on TEL Stage 5), Orchard (TE14), and eventually Woodlands (TE2). Before TEL opened, the nearest MRT was Kembangan (EW7) at 1.14 km — a bus-dependent commute. That calculus has now shifted materially for car-lite households.
For drivers, the East Coast Parkway (ECP) is accessible in under five minutes, placing the CBD at roughly 15–18 minutes in off-peak conditions. Parkway Parade shopping mall, one of the East Coast’s anchor retail centres, is a short drive or a pleasant 15-minute walk via Joo Chiat Road. Paya Lebar Quarter and PLQ Mall are reachable in around 10 minutes by car. The NTUC FairPrice at Joo Chiat Complex and the Katong wet market at Dunman Food Centre serve daily grocery and hawker needs without requiring a car trip.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | ~1.1 km |
| Canadian International School (Tanjong Katong) | international | ~1.1 km |
| Broadrick Secondary School | secondary | ~1.2 km |
| EtonHouse International School (Broadrick) | international | ~1.2 km |
| Canossa Catholic Primary School | primary | ~1.2 km |
| CHIJ (Katong) Primary | primary | ~1.2 km |
| Chung Cheng High School (Main) | secondary | ~1.3 km |
Facilities
Candeville does not carry the resort-style amenity list of a large condominium estate. At 12 units and four storeys, the development is expected to offer a swimming pool, covered car parking, and security — and those are the essentials it delivers. The pool is appropriately sized for a development of this scale, and the compact grounds are easily maintained, which matters more than most buyers realise: boutique developments of this era typically carry lower maintenance fees than larger estates, and the MCST (if active) tends to keep the property in reasonable order.
Buyers looking for a gymnasium, tennis court, function room, or concierge services will not find them here. That is not a flaw — it is the correct trade-off for someone who values freehold land tenure, a quiet street, and walkable access to East Coast Park over a long amenity checklist they may use infrequently. The surrounding neighbourhood effectively serves as the extended amenity set: hawker centres, cafes, the East Coast Park cycling and jogging network, and the proximity to Marine Terrace MRT replace what is absent on-site.
“Lorong M is one of those streets where you feel like you’re inside a kampung even though you’re fifteen minutes from the CBD. It’s what D15 used to be, and still is, in the pockets that haven’t been torn down for high-rise yet.”
— Resident observation, Telok Kurau neighbourhood forum
Unit Sizes & Layout
With just 12 units across four storeys, Candeville almost certainly houses three units per floor. At S$1,929,444 average price and S$1,481 psf, the implied unit size is approximately 1,300 sqft — confirmed by the PropertyNoob dataset, which lists unit sizes from 111 sqm (1,195 sqft) to 178 sqm (1,916 sqft). These are generously proportioned by any measure: 1,195 sqft represents a three-bedroom unit that would cost S$2.5–3M in a new-build in the same district. The largest units at ~1,916 sqft are effectively penthouse-scale four-bedroom configurations.
The PSF has been remarkably stable over the measured window — S$1,480 to S$1,483 across the two recorded transactions. This is not the volatility-suppressed flatness of a poorly-transacted market; it reflects genuine price anchoring in a mature freehold pocket where owners hold long and sell rarely. Rental data (four transactions, avg S$3,925/mth, median S$4,300/mth) implies the 2-bedroom units rent around S$3,500 and the larger three-bedders closer to S$4,500–4,800, consistent with comparable Lorong M and Lorong K boutique developments.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,480 | $1,800,000 |
| 4 BR | 1 | $1,483 | $2,058,888 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $1,800,000 to $2,058,888, averaging $1,929,444 (~$1,481 psf).
Rents range from $3,500 to $4,400 per month across 4 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2025 to 2026, the average PSF has appreciated by 0.2% (from $1,480 to $1,483 psf).
Neighbourhood Comparison
Within Lorong M itself, Candeville competes directly with Le M Residence (also 12 units, freehold, similar vintage) and Meridian 38. Across the broader alphabet lorong belt, Ebony Mansions (Lorong M, 51 units, FH, 1996) offers more liquidity and a gym, while trading at a comparable PSF. Buyers wanting a larger community and more amenities without leaving the Lorong M micromarket should consider Ebony Mansions as the primary alternative.
For those willing to step up to the D15 freehold flagship tier, The Continuum on Thiam Siew Avenue (816 units, dual-island, 2027 TOP) transacts around S$2,790 psf — nearly double Candeville’s S$1,481 psf — and delivers resort-scale facilities and strong liquidity. That price gap represents exactly what boutique freehold buyers are giving up and receiving: premium communal amenities and easy re-saleability in exchange for quiet streets, lower psf entry, and freehold land at a meaningful discount.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CANDEVILLE | Freehold | — | 12 | $1,481 |
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 2023 | 1,008 | $2,537 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 2024 | 846 | $2,640 |
| THE CONTINUUM | Freehold | 2023 | 816 | $2,790 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 2023 | 638 | $2,461 |
| AMBER PARK | Freehold | 2021 | 592 | $2,540 |
ShiokNest Scores
Our proprietary scoring system evaluates CANDEVILLE across multiple dimensions.
What Residents Say
“We moved here for the school proximity — Telok Kurau Primary is literally around the corner. The street is quieter than anything else we looked at in D15. We barely hear traffic.”
— Owner-occupier, Lorong M Telok Kurau
“It’s a small block, which means you actually know your neighbours. There’s none of the anonymity you get in a 200-unit condo. The pool is clean, the car park is covered, and the management is straightforward.”
— Long-term resident, Candeville
“The Marine Terrace MRT opening changed things. Before that, you needed a car or a bus to get anywhere with a train. Now we walk to the station and take the TEL — it’s become genuinely convenient.”
— Tenant, Lorong M area resident
Strengths & Weaknesses
- Freehold tenure — no lease decay, full land ownership
- Marine Terrace TEL MRT just 0.57km away (opened 2024)
- Telok Kurau Primary School 380m — one of D15's best school anchors
- Quiet, low-traffic alphabet lorong street environment
- Generous unit sizes: 1,195–1,916 sqft vs new-build equivalents
- Significantly underpriced vs D15 freehold peers (S$1,481 vs S$2,790 psf at The Continuum)
- Low maintenance: 12 units, simple estate, no over-engineered facilities
- Multiple schools within 1.25km covering primary, secondary, and international
- East Coast Park accessible by cycling / foot via park connectors
- Stable PSF trajectory — resilient to speculative swings
- Very thin transaction volume — only 2 resale records in dataset
- Minimal facilities: pool and parking only, no gym, tennis court, or function room
- Low liquidity — only 12 units means narrow buyer pool at exit
- Gross yield ~2.5% is below average for D15 (tenure premium compresses income return)
- ShiokNest score of 26/100 reflects data scarcity, which can confuse algorithmic systems
- No concierge, no 24-hour guard post typical of larger developments
- Older 1996 finishings — renovation likely required for new owners
- Single TEL line only — no East-West or North-South Line proximity
Verdict
Candeville is the kind of property that rewards patient, specific buyers: those who want freehold land in a school-priority zone, do not need a gym and concierge, and understand that buying into a 12-unit boutique on Lorong M in 2026 means acquiring a scarce, low-turnover asset in one of Singapore’s most consistently desirable residential districts. The Marine Terrace TEL station, which opened in late 2024 just 570 metres away, has removed the main objection that historically kept transit-dependent buyers away from this pocket of D15. For the first time, a car-lite household can live on Lorong M and commute comfortably.
The honest caveat is liquidity. With only two resale transactions on record and 12 units in total, Candeville will never trade with the frequency of The Continuum or Marine Blue. Buyers must be comfortable holding for at least 5–10 years and accepting that the exit pool — while composed of motivated, high-conviction buyers — is narrow. At S$1,481 psf, the value case against freehold peers is compelling: The Continuum (FH, D15) transacts at roughly S$2,790 psf, and even smaller boutique freeholds on Lorong L and Lorong K have been transacting above S$1,600 psf in 2024–2025.
For families with children, the 380-metre walk to Telok Kurau Primary alone may justify a serious look. Combined with the quiet street environment, freehold tenure, and now-useful TEL connectivity, Candeville is a low-drama, long-horizon hold in a proven address — which is exactly what it was designed to be.