Jupiter 18
Overview & Key Facts
Jupiter 18 is a 53-unit freehold condominium at Lorong 102 Changi in District 15, completed in 2013 and developed by RH Changi Pte Ltd. The project sits on the Eunos–Paya Lebar fringe, a quiet residential neighbourhood with strong Malay-heritage roots near Geylang Serai. With just 53 units spread across a low-rise boutique block, Jupiter 18 represents the intimate end of the D15 freehold spectrum: a project where the freehold title, school belt proximity, and dual MRT access are the headline selling points, and where community scale is an asset rather than a limitation.
RH Changi Pte Ltd is a smaller developer without the household recognition of CDL, CapitaLand, or Frasers, but the project delivers on the fundamentals that matter for a boutique D15 freehold: permanent title, a completed and settled building now over a decade old, and an address that punches above its marketing profile. At a median transacted price of $860,000 and an average PSF of $1,605 over the past 12 months, Jupiter 18 occupies a meaningful value niche in D15 — freehold ownership at a quantum that the district’s new launches at $2,500–$2,800 PSF have left far behind.
District 15 is one of Singapore’s most enduringly popular residential precincts, running from the Katong school belt through East Coast to the Changi fringe. The Lorong 102 Changi address places Jupiter 18 on the western edge of this precinct, in a low-traffic residential enclave between Eunos MRT and Paya Lebar interchange. This fringe positioning is both its value argument and its context: buyers get D15 freehold at a significant discount to the Katong–East Coast core, with the trade-off being a quieter, less polished streetscape compared to the stretch of Marine Parade Road or Tanjong Katong Road.
For buyers and tenants evaluating freehold D15 condos in the $800,000–$1.0M quantum range, Jupiter 18 offers a settled 2013-vintage building, Canossa Catholic Primary School at 220 metres, Eunos MRT at 540 metres, and a gross yield of 3.63% that is competitive for a freehold asset in this part of Singapore. The principal trade-offs are the small developer name, the Lorong 102 Changi address obscurity compared to the Katong core, and facilities that reflect a 53-unit boutique budget rather than a resort-scale amenity deck.
Location & Connectivity
Jupiter 18 sits on Lorong 102 Changi, a quiet residential lane on the Eunos–Paya Lebar fringe of District 15. The address is strategically positioned within walking distance of two MRT nodes: Eunos MRT (EW7) on the East West Line to the north at approximately 540 metres, and Paya Lebar MRT (EW8/CC9) — a dual-line interchange serving both the East West Line and Circle Line — to the north-west at approximately 840 metres.
Eunos MRT is the practical everyday station: a 540-metre walk of approximately 7–8 minutes places residents one stop from Paya Lebar interchange and three stops from Tampines on the EWL eastbound, or five stops from City Hall and six from Raffles Place on the westbound commute. Paya Lebar interchange at 840 metres is the more powerful connectivity node: the Circle Line (CC9) opens direct access to Bishan, Serangoon, Dhoby Ghaut, HarbourFront, and the Marina Bay precinct without transferring. For households with diverse commute destinations, the Eunos-as-primary, Paya-Lebar-as-alternative dual-station dynamic is a genuine daily flexibility advantage.
School proximity is one of Jupiter 18’s strongest structural differentiators. Canossa Catholic Primary School is just 220 metres away — effectively across the street — placing Jupiter 18 residents firmly within the Phase 2B balloting priority radius for one of the Katong belt’s sought-after Catholic primary schools. Beyond Canossa, the 1.1-kilometre radius covers eight schools spanning primary, secondary, and international: Tanjong Katong Girls’ School (760m), Haig Girls’ School (800m), Broadrick Secondary (820m), EtonHouse International Broadrick (820m), Canadian International School Tanjong Katong (850m), Tao Nan School (960m), and Tanjong Katong Primary (1.08km).
The Geylang Serai precinct, approximately 1 kilometre to the north-west, provides the neighbourhood’s primary lifestyle anchors: Geylang Serai Market with its acclaimed hawker fare, Tanjong Katong Complex for everyday retail, and the broader East Coast Road corridor for cafes, restaurants, and neighbourhood bakeries. Paya Lebar Quarter (PLQ) at Paya Lebar interchange is within comfortable walking or cycling distance and adds Suntec-grade office and retail density to the neighbourhood’s amenity profile. The Tanjong Katong Road stretch, known for its Peranakan shophouses and independent food operators, is approximately 1.5 kilometres south-east.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Tao Nan School | primary | Within 1 km |
| Tanjong Katong Primary School | primary | ~1.1 km |
Facilities
For a 53-unit boutique development, Jupiter 18 delivers a practical and appropriately scaled facilities package. The centrepiece is a swimming pool that serves the resident community without the resort pretension that boutique-scale developments cannot sustain. A gymnasium provides residents with basic fitness access without the cost of an external gym membership, and landscaped communal spaces around the pool deck create a low-key outdoor living environment suited to the project’s quiet residential character.
The facilities are honest about what a 53-unit freehold boutique on Lorong 102 Changi can and should deliver: functional, uncrowded, and well-maintained rather than aspirationally over-specified for a resident community of this scale. There is no tennis court, no clubhouse of significance, and no multi-level aquatic deck. What Jupiter 18 does offer is a pool and gym that residents share with a small community — meaning early-morning swims and gym sessions with no queue for equipment, a practical advantage that residents of larger D15 developments consistently cite as one of the most underrated aspects of boutique living.
The broader neighbourhood compensates for the expected limitations of boutique-scale amenities. Geylang Serai Market provides world-class hawker food within 1 kilometre. Paya Lebar Quarter adds air-conditioned retail, dining, and the Shaw Theatres cinema to the catchment. Residents who require a tennis court, function hall, or resort-grade pool will find the most practical solution is the network of ActiveSG facilities — the Geylang East community club and East Coast Park recreational precinct are both accessible within 15 minutes by public transport or bicycle.
Unit Sizes & Layout
Jupiter 18’s 53 units are configured to serve the practical needs of the Eunos–Paya Lebar fringe buyer profile: working couples, small families, and investors seeking freehold D15 exposure at a quantum below the Katong core. The mix spans 1-bedroom to 3-bedroom configurations, with the median transacted price of $860,000 and an average of $914,185 indicating that the bulk of transactions occur in the 2-bedroom tier where the freehold quantum is most accessible relative to comparable leasehold alternatives in the district.
At an average PSF of $1,605 over the past 12 months, Jupiter 18 units are priced at a significant discount to the district’s new launch cohort: Grand Dunman ($2,537 PSF, 99-year), Emerald of Katong ($2,640 PSF, 99-year), The Continuum ($2,790 PSF, freehold), Tembusu Grand ($2,461 PSF, 99-year), and Amber Park ($2,537 PSF, freehold). Against The Continuum and Amber Park — the most directly comparable freehold benchmarks — Jupiter 18 trades at approximately 42–57% of their current PSF, reflecting the vintage gap (2013 versus 2025–2026 expected TOP), the developer name differential, and the address premium of the Katong core versus Lorong 102 Changi.
The 2013 build year means that unit finishings reflect a mid-market specification from that era: functional kitchens and bathrooms, standard tile and laminate flooring, and ceiling heights in line with the then-current BCA standard. Buyers purchasing for owner-occupation should budget for a selective refresh — kitchen cabinetry, bathroom fixtures, and flooring updates — of approximately $30,000–$60,000 to bring the unit to a contemporary feel. Buyers purchasing for investment and rental should note that the $2,641 average rent and $2,600 median rent indicate tenants are transacting at levels where a well-maintained but unrenovated unit remains competitive, and an upgraded unit can command a rental premium.
Higher-floor units benefit from unobstructed sightlines across the low-rise Lorong 102 Changi streetscape. The surrounding neighbourhood fabric is predominantly 2–4 storey residential and light industrial, meaning upper floors enjoy green and sky views without significant obstruction. The building orientation and the absence of an expressway or major arterial road in close proximity means that all stacks avoid the traffic noise burden that affects some D15 peers closer to Nicoll Highway or the ECP.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 8 | $1,646 | $691,726 |
| 1 BR | 3 | $1,633 | $974,629 |
| 2 BR | 7 | $1,264 | $1,018,286 |
| 3 BR | 2 | $1,270 | $1,349,000 |
Pricing & Market Position
Based on 20 recorded transactions, sale prices range from $650,810 to $1,398,000, averaging $914,185 (~$1,605 psf).
Rents range from $1,550 to $3,660 per month across 109 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 30.1% (from $1,234 to $1,605 psf).
Neighbourhood Comparison
The Continuum (freehold, D15, Hoi Hup & Sunway, 816 units, 2025–2026 TOP, $2,790 PSF) is the most premium freehold benchmark in D15 and effectively represents the replacement cost ceiling for the district. At $2,790 PSF versus Jupiter 18’s $1,605 PSF, the gap is $1,185 PSF — or approximately $540,000 on a 456 sqft entry unit. The Continuum delivers 2025-era specifications, a dual-site megadevelopment scale, and a Tanjong Katong Road address that carries the full Katong premium. Jupiter 18 offers freehold permanence at 57% of The Continuum’s PSF, with a Canossa Catholic proximity that The Continuum cannot match.
Amber Park (freehold, D15, CDL, 592 units, 2023 TOP, $2,537 PSF) is the closest vintage freehold comparison: a large-scale CDL boutique-luxury development near Amber Road that trades at $2,537 PSF. Against Jupiter 18’s $1,605 PSF, Amber Park commands a $932 PSF premium — reflecting CDL developer brand, 2023 specifications, resort-scale facilities, and an Amber Road address in the East Coast core. For buyers who can afford Amber Park, it is the superior asset; Jupiter 18 addresses buyers for whom the $2,537 PSF entry quantum (likely $1.2M–$1.5M minimum) places it out of reach.
Grand Dunman (99-year, D15, SingHaiyi, 1,008 units, 2027 TOP, $2,537 PSF) and Emerald of Katong (99-year, D15, Sim Lian, 846 units, 2027 TOP, $2,640 PSF) are the dominant new-launch leasehold alternatives. Both trade at 99-year tenure and $2,537–$2,640 PSF — making Jupiter 18’s $1,605 PSF freehold arguably the better structural proposition on a tenure-adjusted basis, particularly for buyers with a long hold horizon. The leasehold new launches offer fresh specifications and larger developments, while Jupiter 18 offers permanence at a significantly lower quantum.
For buyers specifically comparing within the under-$1.0M D15 freehold segment, Jupiter 18’s closest resale peers are other post-2010 boutique freehold condos on the Eunos–Paya Lebar fringe. In this sub-segment, the Canossa Catholic proximity at 220 metres and the Eunos MRT distance of 540 metres are Jupiter 18’s clearest competitive differentiators — two locational advantages that are difficult to replicate elsewhere at the same quantum in District 15.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JUPITER 18 | Freehold | 2013 | 53 | $1,605 |
| 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 | $2,462 |
| AMBER PARK | Freehold | 2021 | 592 | $2,544 |
ShiokNest Scores
Our proprietary scoring system evaluates JUPITER 18 across multiple dimensions.
What Residents Say
“The Canossa Catholic proximity was the deciding factor for us — at 220 metres, our daughter walks to school on her own. Finding freehold this close to the school at under $900,000 is nearly impossible anywhere else in D15.”
— Owner review via PropertyGuru
“Eunos MRT is a genuine 7-minute walk. I commute to the CBD daily and it works perfectly. The neighbourhood is quiet — Lorong 102 Changi feels removed from the main roads even though Paya Lebar interchange is nearby.”
— Tenant review via 99.co
“I rented here before buying. The pool is always free, the gym is small but functional, and the MCST is well-run for such a small development. I decided to buy because the freehold at this price point made more sense than a 99-year lease in Katong.”
— Resident comment via EdgeProp
“The Geylang Serai market is within cycling distance and Paya Lebar Quarter is an easy walk for work lunches. The building is older but everything still works and the neighbours are friendly — the kind of low-key community you do not get in a 300-unit condo.”
— Owner review via SRX
The resident sentiment pattern for Jupiter 18 coalesces around three consistent themes: the exceptional school proximity for Canossa Catholic as a walk-to-school address, the practical MRT connectivity via Eunos EWL and the Paya Lebar interchange alternative, and the community character of a small 53-unit building where facilities are uncrowded and neighbours know each other. The 2013 vintage and modest developer name are the most commonly noted trade-offs, though residents consistently frame these as known constraints that were factored into the purchase decision rather than disappointments.
Strengths & Weaknesses
- Freehold tenure — permanent title in D15 at a $860,000 median quantum, a combination that is increasingly rare as new launches price freehold out of reach
- Canossa Catholic Primary at 220 metres — walk-to-school distance placing residents in Phase 2B balloting priority for one of the Katong belt's sought-after Catholic primary schools
- Eunos MRT (EW7) at 540 metres — 7–8 minute walk to East West Line, covering Raffles Place in 6 stops and Tampines in 3 stops eastbound
- Paya Lebar interchange (EW8/CC9) at 840 metres — dual EWL and Circle Line access for cross-island flexibility via a single alternative station
- 8 schools within 1.1 km — Tanjong Katong Girls, Haig Girls, Broadrick Secondary, EtonHouse International, Canadian International, Tao Nan, Tanjong Katong Primary covering primary through international tiers
- Gross yield 3.63% — competitive for a freehold D15 asset, with $2,641 average rent and $2,600 median rent supporting consistent tenancy at 106 rental transactions on record
- PSF appreciation of 30% since TOP: $1,234 (Yr0) to $1,605 (Yr4) — steady capital growth track record across 20 recorded sales transactions
- Boutique 53-unit scale — uncrowded pool and gym at all hours; small, well-run MCST with low overheads and a cohesive owner community
- No expressway or arterial road noise on any stack — Lorong 102 Changi is a low-traffic residential lane free of PIE, ECP, or Nicoll Highway impact
- Significant discount to D15 new launches: $1,605 PSF versus $2,461–$2,790 PSF for Grand Dunman, Emerald of Katong, The Continuum, Tembusu Grand, and Amber Park — freehold permanence at 42–57% of replacement cost
- Small developer (RH Changi Pte Ltd) lacks the brand recognition and track record of CDL, CapitaLand, Hoi Hup, or Frasers — limits buyer confidence and may constrain resale premium
- Lorong 102 Changi address obscurity: not a Katong, East Coast Road, or Amber Road address — buyers seeking D15 address prestige will find this a trade-off versus location fundamentals
- 2013 vintage requires selective renovation for owner-occupiers: kitchen, bathrooms, and flooring likely need $30,000–$60,000 refresh to meet contemporary standards
- Limited facilities for a condominium: no tennis court, no club lounge, no resort aquatic deck — facilities package is functional but not aspirational
- En-bloc score of 39 — 53-unit development requires near-unanimous owner consent for collective sale; small site area limits developer appeal for redevelopment premium
- Investment score of 51 — moderate upside; Lorong 102 Changi fringe location limits the address premium that drives stronger capital appreciation in the Katong core
- Only 20 sales transactions on record across the development’s life — thin resale liquidity means fewer comparable transactions for price discovery and potentially longer time-on-market
- Walkability score of 60 — adequate but not exceptional; Geylang Serai Market and Paya Lebar Quarter are walkable, but the immediate Lorong 102 streetscape is residential with limited retail at the doorstep
- Competing new launches at $2,461–$2,790 PSF attract buyer attention and set the aspirational benchmark, potentially limiting Jupiter 18’s resale premium capture despite its freehold advantage
Verdict
Jupiter 18’s investment and lifestyle case rests on a straightforward thesis: freehold D15 exposure at an $860,000 median quantum, with Canossa Catholic Primary at 220 metres, Eunos EWL at 540 metres, and a gross yield of 3.63% that is competitive for a freehold asset in this location. The five structural anchors that support this thesis are tenure permanence, school proximity, dual-interchange MRT access, a stable and growing PSF trajectory, and a boutique scale that delivers an uncrowded living environment.
Against the district’s new launch cohort — Grand Dunman, Emerald of Katong, The Continuum, Tembusu Grand, Amber Park — Jupiter 18 is not a competitor on specifications, developer brand, or facilities scale. What it offers instead is freehold permanence at a quantum that is 40–60% of what the new launch market demands for comparable location characteristics. For buyers who want D15 freehold on a budget, who are drawn by the Canossa Catholic proximity, or who want the Eunos–Paya Lebar dual-MRT catchment at a price point that the Katong core no longer offers, Jupiter 18 is the answer.
The profitability score of 58 reflects that Jupiter 18 owners who bought at launch or in the early years have seen meaningful PSF appreciation from the $1,234 base. The investment score of 51 accurately captures the balance: the 3.63% gross yield is decent for freehold, the freehold tenure eliminates lease expiry risk, but the small developer name and the Lorong 102 Changi address limit the premium that can be commanded relative to Katong-core freehold. The en-bloc score of 39 is low but not surprising: at 53 units, a collective sale requires unanimous or near-unanimous consent from a small owner base where sentiment can fracture, and the site area limits the development potential that would attract an en-bloc premium from a developer.
Jupiter 18 is the right answer for buyers who want freehold D15 at an accessible quantum, a walk-to-school address for Canossa Catholic, and genuine dual-MRT connectivity — without the capital outlay that the Katong core or any new launch in D15 now demands.
Against The Continuum (freehold, $2,790 PSF, 816 units, 2025–2026 TOP) and Amber Park (freehold, $2,537 PSF, 592 units), Jupiter 18 at $1,605 PSF offers the same freehold tenure at a fraction of the quantum — the trade-off being vintage, specifications, developer brand, and the address prestige of Katong versus Lorong 102 Changi. For buyers who can accept those trade-offs and are prioritising tenure and school proximity over specifications, Jupiter 18 represents one of the better remaining entry points into D15 freehold.