Escada View
Overview & Key Facts
Escada View is a compact freehold condominium tucked along Lengkong Empat, a quiet cul-de-sac in the Kaki Bukit sub-zone of District 14. Developed by Escada Development Pte Ltd and completed in 1997, the project comprises just 80 units across a single low-rise block — firmly in boutique territory by Singapore standards.
The development’s defining feature is its tenure. In a district dominated by leasehold stock (Parc Esta, Sims Urban Oasis, Penrose, Euhabitat), Escada View stands out as one of the few freehold options under a million-dollar entry point. The median transacted price sits around $915,000, with 12-month averages closer to $1.00m — pricing that reflects both the freehold premium and the project’s age, modest facilities, and weaker MRT accessibility relative to newer comparables.
At nearly three decades old, Escada View is unambiguously a vintage project. Expect a dated external façade, a pared-back amenity set, and interiors that will almost certainly need renovation. What buyers are really acquiring is a freehold land share in a quiet residential pocket with reasonable schools, bus-mediated MRT access, and an upside story tied to the Bedok North / Kaki Bukit corridor — not a turnkey lifestyle product.
Location & Connectivity
Escada View sits in an unusual location pocket — close to three MRT stations on paper, but not truly walkable to any of them. Bedok North MRT (Downtown Line) is the nearest at roughly 0.81 km, followed by Kaki Bukit (DTL) at 0.85 km and Kembangan (East-West Line) at 0.90 km. All three involve a 10–12 minute walk through residential streets, which in Singapore’s humidity usually translates into a bus ride or short drive for daily commutes.
For drivers the geometry is more forgiving. The PIE entrance at Eunos is a few minutes away, and the ECP is reachable via Bedok South Road, putting the CBD roughly 18–22 minutes off-peak. Changi Airport is a 12-minute drive, which is part of why this micro-market attracts aviation and logistics professionals.
Everyday retail is clustered around Bedok Mall and Bedok Point (both accessible by bus), the Bedok Interchange hawker centre, and the smaller Kaki Bukit / Bedok North heartland shops. The larger lifestyle anchors — Parkway Parade, Katong V, i12 Katong — are all a 10-minute drive. Families tend to use Bedok Mall as the everyday destination and the Katong/Marine Parade stretch for weekend dining.
Schools are a practical draw: Temasek Primary and Temasek Junior College both sit within 1.8 km, and Telok Kurau Primary and Canossa Catholic Primary are within a similar radius. None are strictly inside the 1 km Priority 1 balloting circle, so this is a “good schools nearby” rather than a P1-advantage address.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Temasek Junior College | jc | ~1.8 km |
| Temasek Primary School | primary | ~1.8 km |
| Telok Kurau Primary School | primary | ~1.8 km |
| Canossa Catholic Primary School | primary | ~1.9 km |
Facilities
Escada View’s facility set is intentionally modest — this is a boutique 80-unit freehold from the late 1990s, not a lifestyle resort. Expect a small swimming pool, a basic gym, a children’s play area, and sheltered car park. There is no clubhouse, no tennis court, no function room bank, and none of the “themed zone” choreography that newer mega-launches trade on. Landscaping is simple and mature rather than manicured.
“Quiet, low-density, freehold in D14 — that’s the whole value proposition. If you’re coming for facilities you’re looking at the wrong project; if you want a small community with your own land share, it works.”
— Editorial summary of owner sentiment across property review platforms
On the practical side, a compact site means shorter walks to your unit, fewer facility booking conflicts, and lower maintenance fees than large developments carrying resort-grade amenities. For retirees, small households, and owner-occupiers who mainly use their condo for sleeping, cooking, and the occasional swim, this leaner model can actually be a net positive — you aren’t subsidising a badminton dome you’ll never book.
Unit Sizes & Layout
Unit stock at Escada View is limited — 80 apartments across the single block, mostly mid-sized 2- and 3-bedroom configurations with a handful of larger family layouts. Because this is a 1997 project, layouts lean traditional: proper squared-off living and dining areas, enclosed kitchens, and bedrooms sized for real furniture rather than the compressed “shoebox” geometry of recent launches.
That generosity is a genuine advantage for buyers priced out of the 2020s new-build market. A typical 2-bedroom here will feel materially larger than an equivalently priced unit in Parc Esta or Sims Urban Oasis, at the cost of dated finishings. Nearly every resale unit we’ve reviewed from this vintage needs at least a light refresh of bathrooms, kitchen counters, and flooring — budget S$40k–80k depending on ambition.
For investors, note that the rental profile (57 recorded leases, median $3,200, average $3,243) skews toward couples and small families working around Changi Business Park, Paya Lebar, or the East. Gross yields near 4.2% are respectable for freehold in this corridor but reflect a modest price base rather than premium rental economics.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 10 | $1,068 | $844,600 |
| 3 BR | 1 | $1,256 | $1,460,000 |
| 4 BR | 3 | $974 | $1,370,000 |
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $766,000 to $1,520,000, averaging $1,001,143.
Rents range from $1,700 to $5,000 per month across 59 rental transactions. Current rental yield sits at approximately 4.2%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 16.5% (from $984 to $1,147 psf).
Neighbourhood Comparison
Escada View’s peer set is not the nearby D14 leaseholders — those are newer, larger, and MRT-adjacent, and command materially higher psf. The fair comparison is against other small freehold D14/D15 boutiques from the 1990s–2000s such as Guillemard Suites, Parc Imperial, and the older Siglap / Telok Kurau pocket. Against those, Escada View is typically cheaper on a psf basis, further from MRT, and in a less-cachet sub-address (Kaki Bukit vs Mountbatten/Siglap/Katong).
Against the leasehold neighbours: Parc Esta and Sims Urban Oasis sit at psf premiums of 75%–110% with fresh 99-year leases, MRT adjacency, and full resort-grade facilities — a different product entirely. Penrose and The Antares offer the same pattern at the higher end. The Escada View buyer is explicitly not choosing that product; they are choosing freehold tenure, unit size, and price, and accepting older bones in exchange.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ESCADA VIEW | Freehold | 1997 | 80 | — |
| 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 ESCADA VIEW across multiple dimensions.
What Residents Say
“Very quiet estate, low traffic on Lengkong Empat, and the freehold tenure is the main reason we bought. Facilities are basic but we hardly use them beyond the pool.”
— Owner sentiment compiled from PropertyGuru community threads
“Walk to Bedok North MRT is doable but not pleasant in the heat. We take the bus or drive most days. For families with kids and a car, location is actually very convenient.”
— Resident commentary via 99.co listing discussions
“Interior is dated — we renovated fully before moving in. But the unit size is something you just can’t get at this price in a new launch. Rooms fit real furniture.”
— Paraphrased buyer review via EdgeProp agent listings
The overall resident narrative skews toward owner-occupiers who prioritised freehold tenure and unit size over a polished amenity experience. Complaints cluster around the walk to MRT and the aging common-area finish. Positive notes focus on the quiet micro-location, low-density feel, and the absence of the booking frictions that plague larger developments.
Strengths & Weaknesses
- Freehold tenure — rare under $1m in any Singapore district
- Entry-level price point in a predominantly leasehold D14 corridor
- Generous unit sizes compared to 2020s new-build equivalents
- Quiet Lengkong Empat micro-location with low through-traffic
- Low-density 80-unit profile — minimal facility booking friction
- Landed enclave opposite protects long-term views and low-rise outlook
- Reasonable gross yield of ~4.2% for a freehold asset
- Driving-accessible to CBD (~20 min), Changi Airport (~12 min), ECP/PIE
- No lease decay risk — safe for multi-generation holding
- 3-year PSF trend positive ($984 → $1,147 psf)
- No truly walkable MRT — nearest station ~0.81 km (10+ min walk)
- Walkability score 25/100 — heavy reliance on bus or car
- Facilities are basic (pool, small gym, playground) — no clubhouse, tennis, or function hall
- 1997 vintage — interior finishings will need renovation on most resale units
- Small project (80 units) — thin transaction volume and slower price discovery
- Not inside the 1 km Priority 1 circle for any top-tier primary school
- ShiokNest composite score only 34/100 — below-average for D14
- Limited unit-type variety and stack choice given the small footprint
- Sub-address (Kaki Bukit) carries less resale cachet than Katong/Siglap
Verdict
Escada View is a narrow-use-case product, and recognising that is half the value. At sub-$1m entry points for a freehold D14 two-bedder, it is one of the cheapest ways in Singapore to buy land tenure rather than a ticking lease clock. For buyers whose priority is long-horizon own-stay or generational hold — and who already have a car — the maths is defensible.
It is not, however, a showpiece. The 1997 vintage shows in the facilities, finishings, and architectural style, and the “three MRT stations nearby” marketing line is optimistic in practice — none are comfortably walkable. Our composite ShiokNest score (34/100) reflects this trade-off: strong on tenure and unit size, weak on facilities, walkability, and project-age curb appeal.
If you are MRT-dependent, investor-led, or want turnkey lifestyle amenities, the neighbouring leasehold options (Parc Esta, Sims Urban Oasis, Penrose, The Antares) will serve you better despite the lease clock. If you are an owner-occupier who values a freehold title, quiet surroundings, usable-size units, and doesn’t mind renovating once — Escada View is a quietly sensible entry point into a district that is otherwise difficult to acquire freehold in under $1.2m.