Olloi
Overview & Key Facts
Olloi is a small freehold boutique development tucked into Lorong 101 Changi, a quiet residential lane off Changi Road in District 15. Completed in 2021 on the former Pomex Court site, it delivers just 34 units across a single 5-storey block — a deliberately intimate scale in a sub-market otherwise dominated by large-format launches like Grand Dunman (1,008 units) and Emerald of Katong (846 units).
Designed by Park + Associates, Olloi leans into a modern-heritage aesthetic — shuttered windows, generous balconies, and layouts that borrow the cross-ventilation instincts of pre-war shophouses. The project is unusually family-oriented for its footprint, with a full 25m infinity pool, children’s pool, gym, and one quietly remarkable feature for a 34-unit project: a fully underground carpark.
Average transaction price over the last 12 months has landed around S$2,238 psf, with 11 resale transactions closing at a mean of S$2.41M. That sits meaningfully below neighbouring new launches (Grand Dunman at ~S$2,537 psf, The Continuum at ~S$2,790 psf) — a freehold-at-leasehold-pricing argument that defines Olloi’s value proposition.
Location & Connectivity
Olloi sits in the Joo Chiat/Katong cultural belt without being on the tourist-busy stretch of East Coast Road. Lorong 101 Changi is a short dead-end lane, so vehicular through-traffic is minimal — a quality that is increasingly rare in District 15’s more central pockets. The immediate neighbourhood is a mix of Peranakan shophouses, low-rise apartments, and a scattering of landed homes.
For MRT access, Eunos MRT (EW7) is ~660m away, a realistic 8–10 minute walk. Paya Lebar MRT interchange (EW8/CC9) is ~760m, giving residents two-line coverage within the same travel radius. The upcoming Thomson-East Coast Line extension adds Tanjong Katong MRT (~1.35km) to the picture — not walkable, but a short ride or drive. The CBD is roughly 15 minutes by car via ECP or Nicoll Highway; Changi Airport is around 15 minutes via the PIE.
Daily-life amenities are the strongest card in this location. i12 Katong, Parkway Parade, and Katong V are all within a 10-minute drive, and the Joo Chiat hawker scene — 328 Katong Laksa, Eng’s Wantan Noodles, Chin Mee Chin, and the full Joo Chiat Road F&B strip — is a short stroll or quick ride. Geylang Serai Market and Joo Chiat Complex sit on the other side of Changi Road for traditional wet-market and halal grocery needs.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Canossa Catholic Primary School | primary | Within 1 km |
| Haig Girls' School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | 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 | Within 1 km |
Facilities
For a 34-unit development, Olloi punches above its weight. The headline facility is a 25-metre infinity lap pool — a length you rarely see on boutique projects, which typically settle for a splash pool of 12 to 15m. There’s a children’s pool, a Jacuzzi, a fully-equipped gym, a landscaped garden, and a BBQ pavilion. The facility count is modest in absolute terms but well-matched to unit count, meaning waiting times and booking friction are genuinely low.
The standout structural feature is the fully underground carpark. In a boutique project of this scale, developers almost always choose a mechanised stack system or an above-ground podium — underground excavation is expensive and eats into margins. The payoff: no visible car ramp dominating the street frontage, and the ground level is given over entirely to landscaping and the pool deck. This is one of the quieter reasons residents describe the development as feeling more curated than the raw unit count suggests.
What you don’t get at Olloi: tennis courts, function rooms, sky gardens, dedicated work-from-home lounges, or the resort-scale amenity spread of a mega-condo. For buyers who primarily want a quiet pool, a decent gym, and somewhere to BBQ on weekends, the offering is more than sufficient. For buyers expecting the full lifestyle-condo experience, Olloi is deliberately not that product.
Unit Sizes & Layout
Olloi’s unit mix skews to family-sized configurations, with 3-bedroom layouts as the dominant type. Three-bedders feature an enclosed kitchen (a genuine kitchen, not a token pantry), a full-length balcony along the living area, and a relatively efficient rectangular footprint. Two-bedroom units are present in smaller supply, and a handful of larger 4-bedroom duplexes and penthouses sit at the top of the stack.
Park + Associates leaned into a shophouse-inspired logic: shuttered windows, high ceilings in select stacks, and cross-ventilation where orientation permits. The finish level is mid-to-upper rather than luxury — wooden-look flooring in living areas, stone kitchen tops, standard European-brand sanitary ware. Buyers consistently describe the interiors as well-proportioned and neutral enough to work with most styling preferences.
The limited floor plate count also means there is no weak-performing “lift lobby stack” or badly oriented back-of-block unit — a frequent issue with larger projects where developers have to fill every corner. At Olloi, the trade-off is inverse: liquidity on resale and rental is structurally thinner.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 2 | $1,967 | $1,863,500 |
| 3 BR | 8 | $1,880 | $2,432,413 |
| 4 BR | 2 | $1,663 | $2,703,000 |
Pricing & Market Position
Based on 12 recorded transactions, sale prices range from $1,627,000 to $2,920,000, averaging $2,382,692 (~$2,227 psf).
Rents range from $5,300 to $7,500 per month across 17 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.1% (from $1,739 to $2,227 psf).
Neighbourhood Comparison
The clearest comparison set is other D15 freehold boutiques versus the large leasehold launches nearby. Against Grand Dunman (99-year from 2022, ~S$2,537 psf), Olloi trades MRT convenience and mega-facility breadth for freehold tenure and a ~12% psf discount. Against Emerald of Katong (99-year from 2023, ~S$2,640 psf), the gap widens — freehold at a ~15% discount. Against The Continuum (freehold, ~S$2,790 psf), Olloi is the clear value pick on a per-psf basis, trading scale and amenities for price.
Amber Park (~S$2,538 psf, freehold, 592 units) is closer in tenure but sits on a prime Amber Road frontage with sea views and a much deeper amenity stack — you pay the premium for that. For buyers whose priority list reads “freehold, quiet, D15, under S$2.5M for a 3-bedder,” Olloi has few direct substitutes — which is both its commercial strength and its liquidity weakness on the exit side.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| OLLOI | Freehold | 2021 | 34 | $2,227 |
| 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 OLLOI across multiple dimensions.
What Residents Say
“Very very lovely condo. Landscaping is always nice and spruced up, and the whole place feels calm given how close it is to Joo Chiat.”
— Resident review via 99.co
“Boutique project so everything is well maintained — pool is clean, gym rarely crowded. The underground carpark is a nice touch you don’t expect at this size.”
— Resident review via PropertyGuru
“Walk to Eunos MRT is doable but not comfortable in afternoon heat. Most neighbours drive. Maintenance fees feel a bit high for the small unit count but facilities are always in good shape.”
— Resident paraphrase via olloicondo.com community notes
The resident pattern is consistent with a family-oriented, own-stay-heavy development: low turnover, proactive landscaping, and a management council that responds quickly because decisions affect only 34 households. Average user rating on 99.co sits around 4.3 out of 5, which is on the higher end of boutique D15 projects.
Strengths & Weaknesses
- Freehold tenure in a sub-market dominated by leasehold new launches
- Priced ~12-20% below nearby leasehold competitors on psf basis
- Only 34 units — low facility contention and quiet common areas
- Full 25m infinity lap pool unusual for boutique scale
- Fully underground carpark — rare at this project size
- Park + Associates architecture with shophouse-inspired detailing
- Quiet cul-de-sac street, insulated from Changi Road traffic
- Walkable to Eunos and Paya Lebar MRT (~660-760m)
- Rich F&B and cultural amenities in Joo Chiat/Katong within 10 min
- Strong family-buyer profile keeps turnover low and community stable
- Thin resale liquidity — only 11 transactions recorded to date
- Small facility stack — no tennis, no function rooms, no sky garden
- MRT walk is doable but uncomfortable in afternoon heat
- Gross yield (3.22%) modest vs newer leasehold D15 alternatives
- Investment score 38/100 reflects liquidity and yield headwinds
- Higher per-unit maintenance share than larger developments
- Limited stack choice — 34 units means resale inventory is sporadic
- No direct frontage to Joo Chiat Road — slight walk to F&B belt
Verdict
Olloi makes sense for a specific type of buyer: someone who wants a freehold address in District 15, values a quiet street more than a glossy amenity brochure, and is not dependent on large-condo liquidity for a quick exit. At ~S$2,238 psf with freehold tenure, the price per lease-adjusted sqft compares favourably to Grand Dunman’s ~S$2,537 psf on a 99-year clock. Over a 20- to 30-year hold, the tenure premium compounds meaningfully.
The counter-argument is liquidity. With only 34 units and 11 recorded resale transactions over the project’s first few years, the sample size for price discovery is genuinely small. Appraisers and banks use comparable transactions heavily, and thin comps can translate into softer valuations or slower sale timelines. Buyers should be comfortable with a 6–12 month selling window rather than expecting 2–3 months.
Gross yield at 3.22% is respectable for a freehold D15 asset but not standout — buyers targeting pure yield will find better numbers in newer leasehold developments nearby. The investment score of 38/100 on ShiokNest’s framework reflects the liquidity and yield profile; the 50/100 composite ShiokNest score captures the balance of tenure strength against transactional thinness. This is a hold-for-lifestyle asset with defensive tenure optionality, not a capital-gain-maximising play.