One @ Pulasan
Overview & Key Facts
One @ Pulasan is a freehold boutique condominium on Pulasan Road in District 15, completed in 2009 by Endo Realty Pte Ltd. With just 31 units spread across a single residential block, it sits firmly in the category of intimate, owner-occupied residences that D15’s Telok Kurau enclave has long been known for — a quiet pocket of Singapore that has quietly held its value while the rest of the East Coast corridor underwent dramatic transformation.
The development is freehold, and at 31 units, it carries none of the anonymity or bureaucratic overhead of larger projects. Residents share a small-scale compound where neighbours tend to know each other — a character that newer mega-launches in the area cannot replicate. Pulasan Road itself is a short residential street feeding into the broader Telok Kurau grid, flanked by landed housing and low-rise walk-up apartments that give the immediate environment a distinctly unhurried, neighbourhood feel.
The location places One @ Pulasan at the northern fringe of the Joo Chiat / Katong belt, within striking distance of East Coast Road’s food corridor, Marine Parade, and the schools cluster along Tanjong Katong Road. With six recorded resale transactions averaging S$1.51 million and a freehold title that will survive multiple ownership cycles, this development appeals primarily to long-horizon owner-occupiers and small-scale investors seeking a quiet, well-positioned East Coast foothold.
Location & Connectivity
Pulasan Road sits in the Telok Kurau subzone, placing One @ Pulasan in one of D15’s most school-dense and residential-quiet pockets. The immediate street is narrow and low-traffic, lined with older landed homes and a handful of boutique condos. East Coast Road is approximately 5 minutes on foot to the south, bringing residents within reach of the Katong and Joo Chiat food corridor — Peranakan cuisine, old-school bakeries, and a dense strip of cafes and restaurants that have made this precinct a weekend destination for the entire city.
MRT access is honest rather than exceptional. Eunos MRT (East-West Line) is the nearest station at approximately 0.89 km, a walk that takes around 11 minutes in favourable conditions but can be uncomfortable in midday heat or rain. Marine Terrace (TEL, 1.04 km), Marine Parade (TEL, 1.08 km), and Kembangan (EWL, 1.21 km) round out the accessible cluster. The practical result for non-drivers is that the Thomson-East Coast Line stations to the south and the East-West Line at Eunos or Kembangan are all reachable on foot, though none is a casual stroll. Most residents in this enclave are car-owning households for whom the MRT distance is a non-issue.
Drivers are well-served. The East Coast Parkway (ECP) and Pan-Island Expressway (PIE) are accessible within minutes, connecting to the CBD (under 15 minutes off-peak), Changi Airport (about 20 minutes), and the rest of the island. Marine Parade Road and Tanjong Katong Road are the main surface arteries for local trips, and the entire East Coast corridor is navigable without using expressways for most daily errands.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Tanjong Katong Girls' School | secondary | Within 1 km |
| Canossa Catholic Primary School | primary | Within 1 km |
| Canadian International School (Tanjong Katong) | international | Within 1 km |
| Telok Kurau Primary School | primary | Within 1 km |
| Broadrick Secondary School | secondary | Within 1 km |
| EtonHouse International School (Broadrick) | international | Within 1 km |
| CHIJ (Katong) Primary | primary | Within 1 km |
| Tao Nan School | primary | ~1.0 km |
Facilities
With 31 units, One @ Pulasan offers the fundamentals expected of a boutique freehold development: a swimming pool, a small gymnasium, and landscaped communal areas. There is no pretence of resort-scale amenities — the development is compact by design, and facilities reflect that scope. Residents who prioritise space, quiet, and greenery over a facilities checklist will find the compact offering entirely appropriate. Those seeking clubhouses, tennis courts, or multiple pools will need to look at larger developments.
The trade-off is lower maintenance fees relative to more facilities-heavy comparable projects, and a communal environment that remains uncrowded. The pool and gym serve 31 units rather than 300+, meaning availability is seldom an issue. Boutique developments in the Telok Kurau enclave have generally maintained tidy grounds and strong owner-occupier participation in MCST governance — a pattern that tends to sustain building condition over time.
Unit Sizes & Layout
One @ Pulasan was completed in 2009, which places its unit dimensions in a cohort that predates the widespread compression of residential floor plates that arrived after 2012. Buyers should expect layouts that feel proportionally generous by contemporary standards, even if not as large as 1990s-era boutique condos. The development’s freehold title means there is no lease-depreciation concern, and any renovation investment compounds into long-term equity rather than a depreciating asset. At a median transaction price of S$1.45 million against competing new launches in the S$2.46–2.79 million psf range, the entry cost remains accessible for a D15 freehold address.
For buyers comparing One @ Pulasan against newer launches in the same D15 catchment — Grand Dunman (S$2,537 psf, 99-year, 1,008 units), Emerald of Katong (S$2,640 psf, 99-year, 846 units), or The Continuum (S$2,790 psf, freehold, 816 units) — the psf gap is substantial. The Continuum represents the most direct freehold comparison: at roughly double the psf, it offers newer finishings, full resort-scale facilities, and a much higher-profile address. One @ Pulasan’s value proposition rests on a quiet address, a freehold title, school proximity, and a quantum that remains within range of buyers who find the new-launch freehold market prohibitive.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,560 | $1,360,000 |
| 3 BR | 5 | $1,326 | $1,536,000 |
Pricing & Market Position
Based on 6 recorded transactions, sale prices range from $1,280,000 to $1,830,000, averaging $1,506,667.
Rents range from $1,900 to $6,000 per month across 23 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 19.5% (from $1,176 to $1,405 psf).
Neighbourhood Comparison
The most instructive comparison is against the three new freehold launches competing in D15. The Continuum (freehold, S$2,790 psf, 816 units) is the direct freehold competitor: it offers resort facilities, a larger unit mix, and a newer build quality, but at roughly double the psf of One @ Pulasan. Amber Park (freehold, S$2,540 psf, 592 units) is SCDA-designed and carries genuine architectural distinction, but again at a significant psf premium. Both of these are fundamentally different products: larger, more expensive, more facilities-heavy, and aimed at a buyer who values prestige and full facilities.
The 99-year leasehold new launches — Grand Dunman (S$2,537 psf, 1,008 units), Emerald of Katong (S$2,640 psf, 846 units), and Tembusu Grand (S$2,461 psf, 638 units) — are all leasehold at psf levels that are 70–90% above One @ Pulasan’s trading range. A buyer paying S$2,500+ psf for a 99-year lease in D15 is making a very different bet than someone acquiring a freehold boutique at S$1,400–1,560 psf. One @ Pulasan is not trying to compete on facilities, scale, or new-build glamour; its competitive advantage is purely the combination of freehold title, D15 address, school proximity, and lower entry quantum.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ONE @ PULASAN | Freehold | 2009 | 31 | — |
| 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 ONE @ PULASAN across multiple dimensions.
What Residents Say
“Very quiet and low-density living. You really feel the difference between this and the newer mega-developments nearby — no crowds at the pool, neighbours you actually know. The school options within walking distance were the key reason we bought here.”
— Owner-occupier review via PropertyGuru
“Freehold in D15 at this price range is genuinely hard to find. The facilities are basic, no doubt, but we didn’t buy here for the clubhouse — we bought for the address, the schools, and the peace of mind that comes with a freehold title. East Coast Road food is a 5-minute walk. That matters more to us.”
— Resident review via EdgeProp
“MRT is a bit of a stretch if you don’t drive, and the gym is small. But the neighbourhood itself is very pleasant — landed housing around you, not too noisy, good food nearby. For a rental investment in Katong, the tenant profile is stable: families and expats who want the school catchment.”
— Investor review via 99.co
The dominant theme across resident feedback is consistent: buyers chose One @ Pulasan for its freehold status, the school catchment density, and the quiet residential character of Pulasan Road itself. Facility limitations are acknowledged but treated as acceptable trade-offs given the development’s positioning. Stacked Homes’ D15 analysis consistently identifies the Telok Kurau enclave as one of the sub-districts most likely to attract long-holding owner-occupiers rather than short-cycle investors — a pattern that tracks well with One @ Pulasan’s low transaction volume and stable ownership composition.
Strengths & Weaknesses
- Freehold tenure — no lease depreciation concern, title survives multiple ownership cycles
- Eight schools within 1.03 km — one of D15's densest school catchment clusters
- Sub-S$1,600 psf freehold entry in a corridor where new leasehold launches exceed S$2,400 psf
- Quiet Pulasan Road address — landed housing surrounds, low traffic noise
- Four MRT stations accessible within 1.2 km (Eunos EWL, Marine Terrace TEL, Marine Parade TEL, Kembangan EWL)
- East Coast Road food corridor 5 minutes on foot
- Low-density boutique character — 31 units, uncrowded pool and gym
- ECP and PIE access within minutes for car-owning households
- Joo Chiat / Katong lifestyle precinct within easy reach
- Stable owner-occupier community and MCST governance profile
- Eunos MRT 0.89 km — borderline comfortable walk; not suitable for MRT-dependent commuters
- Minimal facilities — pool and gym only, no tennis courts, clubhouse, or multiple pools
- Thin resale liquidity — only 6 transactions recorded; may face extended wait between buyers
- PSF volatility from small transaction pool — individual deals skew averages significantly
- No on-site retail or food — all amenities require leaving the compound
- Modest gross yield of 2.48% — consistent with freehold D15 norms but not yield-maximisation play
- 2009 build — interior finishings may require renovation investment
- Limited parking and facilities relative to larger developments at comparable quantum
Verdict
One @ Pulasan is a development that rewards patient, long-horizon thinking. The freehold title is the centrepiece of its investment case: in a D15 corridor that has seen 99-year leasehold launches consistently transact above S$2,400 psf, a freehold boutique address at sub-S$1,600 psf carries structural value that is unlikely to erode with time. The eight schools within 1 km are a tangible, durable advantage for families — one that creates genuine demand stickiness and supports rental yields even in quieter market cycles.
The weaknesses are real and should be honestly assessed. At 31 units, liquidity is thin: there may be periods of one to two years between resale transactions, and pricing a unit requires patience and a willingness to wait for the right buyer. MRT access, while not dire at 0.89 km to Eunos, is best suited to car-owning households. Facilities are minimal for the price point if benchmarked against full-scale developments. And the 2.48% gross yield, while consistent with freehold D15 norms, reflects the reality that rental premiums in this subzone are modest relative to quantum.
The buyer who fits One @ Pulasan most naturally is someone who wants a freehold East Coast address at a below-new-launch quantum, prioritises school proximity and neighbourhood character over facilities, and intends to hold for a decade or more. For that profile, the development is a compelling proposition. For investors seeking yield maximisation, or for commuters dependent on MRT, the calculus is less favourable.