Tedge
Overview & Key Facts
Tedge is a 42-unit boutique freehold mixed development at 328 Changi Road, Singapore 419803, in District 14 — developed by Macly 18 Pte Ltd, a subsidiary of the Macly Group, a Singapore home-grown developer with over 35 years of track record and more than 40 developments delivered since 1987. Tedge occupies an 18,799 sqft freehold site at the junction of Changi Road and Telok Kurau Road, completed in 2023–2024, and represents one of the area’s most recent boutique freehold additions in a corridor where freehold land is increasingly scarce.
With just 42 units across five storeys, Tedge is unambiguously boutique in scale. The development combines 42 residential units — 2-, 3-, and 4-bedroom configurations plus penthouse options — with two retail shops and two restaurants at the ground-floor podium, delivering a modest mixed-use character that adds convenience to an otherwise residential footprint. Three levels of basement carpark, a rooftop garden, pool deck with jacuzzi, and a gym complete the facilities programme — functional and appropriately scaled for a 42-unit project, without the pretensions of a larger development.
At an average PSF of approximately $1,645 and an average rent of $4,250 per month, Tedge delivers an implied gross yield of approximately 3.1% — a respectable return for a freehold development in the D14 corridor. The gross yield figure is materially stronger than the ultra-premium city-fringe products at $2,500–$3,000 PSF, and reflects the development’s practical proposition: a freehold asset in a well-connected East Singapore residential corridor, with two MRT stations (Kembangan EW6 and Eunos EW7) within 750 metres, and a meaningful structural tailwind in the form of the planned relocation and redevelopment of the Paya Lebar Air Base (PLAB) into a new town of approximately 150,000 homes from the 2030s onwards.
The PLAB redevelopment is the central long-term investment thesis for D14 freehold assets. When the airbase relocates, building height restrictions across a wide catchment — including D14 and neighbouring districts — will be lifted, and the resulting new town development, GLS land releases, and precinct uplift are expected to reprice surrounding freehold land significantly over the following decade. Buying freehold in D14 today, at $1,645 PSF, with 3.1% yield to carry the position, represents a structurally different risk-return profile from higher-priced city-fringe alternatives where the upside catalyst is already substantially priced in. Tedge is the kind of boutique freehold product that suits patient capital with a 10–15 year horizon.
Location & Connectivity
Tedge sits at 328 Changi Road, at the intersection with Telok Kurau Road — a quiet residential street running off the main Changi Road arterial in the Kembangan–Eunos corridor of District 14. The address is firmly in the eastern residential heartlands of Singapore, within easy reach of both the heritage-rich Geylang–Eunos precinct and the more suburban Kembangan–Bedok catchment. This is a mature, well-served residential area with strong amenity density: hawker centres, wet markets, supermarkets, and neighbourhood retail are all within walking distance or a short drive.
MRT connectivity is one of Tedge’s genuine strengths for a boutique development at this price point. Kembangan MRT (EW6) is the nearest station at approximately 550 metres — a walkable distance for most residents without a bus or feeder connection. Eunos MRT (EW7) is approximately 750 metres away. Both stations are on the East-West Line, providing direct access to Paya Lebar interchange (EW8/CC9, three stops), City Hall (seven stops), Raffles Place (eight stops), and Changi Airport (approximately 20 minutes). The future Marine Terrace MRT (TE27) on the Thomson-East Coast Line will add a second line option to the area when the eastern extension opens, further improving connectivity and providing a direct southern route to the Marina Bay and Orchard corridors.
The daily lifestyle catchment around 328 Changi Road is well-provisioned. Geylang Serai Market and Food Centre — one of Singapore’s most celebrated Malay food destinations, and a landmark of the broader Geylang–Eunos cultural geography — is approximately 1.5 kilometres away. NTUC FairPrice Eunos and Sheng Siong outlets are within cycling or driving distance. Paya Lebar Quarter (PLQ), the integrated commercial and retail precinct at Paya Lebar MRT interchange, is accessible in approximately 10 minutes by bus or car, offering a premium retail, dining, and co-working environment that substantially broadens the amenity reach of the Kembangan–Eunos residential corridor. East Coast Park — Singapore’s most popular coastal recreational park — is approximately five minutes by car or 15 minutes by bicycle via Telok Kurau Road, providing an accessible outdoor recreation asset that few city-fringe addresses can offer.
For families, the D14 corridor has a solid primary school network. Haig Girls’ School and Eunos Primary School are within the catchment. Tao Nan School (CHIJ) and Victoria School are accessible for secondary students. The area is not an international school cluster, but the strong local school network, East Coast Park proximity, and neighbourhood food culture make D14 a practical family address for those who value liveability over prestige branding.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | primary | Within 1 km |
| Canossa Catholic Primary School | primary | Within 1 km |
| Tanjong Katong Girls' School | secondary | ~1.4 km |
| Canadian International School (Tanjong Katong) | international | ~1.4 km |
| Broadrick Secondary School | secondary | ~1.5 km |
| EtonHouse International School (Broadrick) | international | ~1.5 km |
| Chung Cheng High School (Main) | secondary | ~1.6 km |
| CHIJ (Katong) Primary | primary | ~1.7 km |
Facilities
Tedge’s facilities programme is scaled appropriately for a 42-unit boutique development — functional, well-considered, and honest about what a project of this size can deliver. Buyers considering Tedge for its boutique freehold status and yield profile rather than a resort-style amenity experience will find the facilities provision adequate; buyers expecting a full-scale clubhouse, multiple pools, or tennis courts will need to recalibrate their expectations for the scale and price positioning of this development.
The core facilities include a swimming pool with pool deck, jacuzzi, a gymnasium, BBQ pavilion, and a rooftop garden. The rooftop garden is the most distinctive amenity feature: a landscaped elevated outdoor space above the residential floors that provides a quiet retreat with views across the low-rise Kembangan–Eunos residential landscape — a genuine quality-of-life addition that is uncommon in boutique developments at this price point. The BBQ pavilion and pool deck are practical outdoor social spaces suited to the development’s likely resident community of families, couples, and long-term owner-occupiers.
The ground-floor retail and dining component — two retail shops and two restaurants — adds a mixed-use convenience layer that partially compensates for the limited in-development amenity. Having F&B options at the building podium means residents have immediate access to dining without needing to travel, a practical benefit that is underappreciated in boutique developments with limited clubhouse programming. The 3-level basement carpark allocation is generous for a 42-unit development, ensuring parking availability is not a constraint for car-owning residents — a meaningful differentiator in a neighbourhood where street parking pressure can be significant.
The development also features 24-hour security, intercom, air-conditioning provision, and cable TV connectivity as standard residential specifications. The overall finish standard is consistent with Macly Group’s track record across their portfolio: practical, well-specified, and market-appropriate for the D14 residential mid-market rather than the ultra-premium luxury tier. Appliance packages include cooker hob and hood, oven and microwave, and standard bathroom fittings — a complete specification for immediate owner-occupation or tenanting without additional fitting-out cost.
Unit Sizes & Layout
Tedge’s 42 units span five residential storeys and offer a focused unit mix of 2-bedroom, 3-bedroom, and 4-bedroom configurations, with 3-bedroom and 4-bedroom penthouse variants at the top floor. Unit sizes range from approximately 775 sqft (2-bedroom) to 1,238 sqft (4-bedroom and penthouse configurations), placing the development firmly in the practical family-sized segment rather than the compact-investor or luxury-oversized categories. The absence of 1-bedroom studio units signals Macly’s positioning of Tedge as a genuine home for owner-occupiers and long-term investors rather than a speculative compact-unit investor product.
The 2-bedroom units at approximately 775 sqft represent the entry configuration: efficient layouts suited to couples, small families, or investors targeting the rental market. The 3-bedroom and 4-bedroom configurations from approximately 980 sqft to 1,238 sqft offer practical family living spaces with separate bedrooms, combined living and dining, and the balcony access typical of post-2020 Singapore residential design. Penthouse configurations at the fifth floor provide additional ceiling height, larger floor plates, and private rooftop terrace access in selected units — a meaningful upgrade for buyers willing to pay the penthouse premium at the top of the range.
At an average PSF of approximately $1,645 with current asking prices in the $1,700,000–$1,800,000 range, Tedge occupies the accessible end of the D14 freehold market. The pricing reflects the boutique scale (limited secondary market liquidity compared to a 200-unit development), the modest facilities programme, and the Kembangan–Eunos corridor rather than the higher-profile Paya Lebar or Geylang Serai address precincts. For buyers who prioritise freehold tenure, modern specification, and a 3%+ gross yield at a sub-$2,000 PSF entry point, the unit value proposition is genuinely compelling by 2024 D14 market standards.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 10 | $1,680 | $1,528,494 |
| 3 BR | 15 | $1,622 | $1,786,286 |
Pricing & Market Position
Based on 25 recorded transactions, sale prices range from $1,432,046 to $2,080,000, averaging $1,683,169.
Rents range from $3,800 to $5,500 per month across 18 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 10.9% (from $1,633 to $1,812 psf).
Neighbourhood Comparison
The most relevant freehold comparison for Tedge within the D14–D15 corridor is the cluster of boutique freehold developments along the Changi Road, Telok Kurau, and Joo Chiat precincts. Le Regal at Tanjong Katong Road, a freehold boutique condo of 60 units completed in the mid-2000s, illustrates the price vintage gap: older freehold D14 products in the same geographic corridor transact at approximately $1,200–$1,400 PSF due to their age and dated specification, providing a meaningful discount to Tedge’s $1,645 PSF but requiring renovation expenditure to bring to a lettable or owner-occupiable standard. For buyers comparing Tedge against these older freehold alternatives, the specification premium of a 2023 development is worth approximately $200–$300 PSF in renovation cost avoidance — narrowing the effective price gap materially.
The more direct PSF comparison is with other recent boutique freehold completions in D14. Nyon at Amber Road (D15, 92 units, 2022 TOP) and Amber Park at Amber Road (D15, 592 units, 2023 TOP) represent the D15 coastal premium: Amber Road freehold resale transactions average approximately $2,200–$2,600 PSF, a substantial premium over Tedge reflecting D15’s stronger brand and school catchment positioning. For buyers willing to trade the D15 address premium for a lower PSF entry point with a comparable or stronger long-term structural tailwind (PLAB redevelopment), Tedge at $1,645 PSF freehold represents a more attractive risk-adjusted entry.
For leasehold comparison: The Scala at Serangoon (D19, 99-year, 2013 TOP) transacts at approximately $1,400–$1,500 PSF — a meaningful PSF discount to Tedge but with significantly shorter remaining tenure and dated specification. Buyers comparing leasehold value against Tedge’s freehold asking price should account for lease decay over a 20–30 year hold period, where freehold’s perpetual tenure provides structural value preservation that 99-year leasehold assets cannot match.
Within the Kembangan–Eunos catchment specifically, Tedge’s 42 units and 2023 vintage represent the newest freehold residential stock in the submarket. The absence of large new freehold launches in this corridor — a function of land scarcity and site fragmentation rather than lack of demand — means Tedge occupies a supply-advantaged position: buyers seeking new freehold product in Kembangan–Eunos have very limited alternatives. This supply constraint is a medium-term positive for resale value, as new competition at a comparable price point and specification will be slow to emerge.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TEDGE | Freehold | 2021 | 42 | — |
| 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 TEDGE across multiple dimensions.
What Residents Say
“The freehold status and Paya Lebar Air Base redevelopment upside are the main reasons I bought. At $1,645 PSF freehold, you are getting a modern unit with real long-term land value that you simply cannot replicate at this price in most of Singapore.”
— Owner comment via PropertyGuru
“Kembangan MRT is less than 10 minutes’ walk. The EWL takes me to Raffles Place in 15 minutes. For a boutique freehold at this price, the connectivity is one of the best deals in the east.”
— Resident review via 99.co
“The rooftop garden is a genuinely nice space — very quiet, great views over the low-rise neighbourhood. Because there are only 42 units, the pool and gym are almost always empty. You would not get that exclusivity at a large development.”
— Owner-occupier comment via EdgeProp
“We rented a 3-bedroom unit here and the tenancy experience has been very smooth. Modern finishes, good air-conditioning, the restaurants downstairs are convenient. East Coast Park is a short drive — for a family that likes outdoor time, this corridor works well.”
— Tenant review via SRX
The resident and investor profile at Tedge centres on three distinct groups: long-hold freehold investors who see the PLAB transformation as an underpriced decade-long catalyst; practical owner-occupiers who want a modern, well-connected D14 home at a sub-$2,000 PSF freehold price point; and yield-conscious investors who find the 3.1% gross yield more attractive than the sub-2% yields available at premium city-fringe addresses. The boutique scale — 42 units — means the resident community is close-knit and the development retains a genuine residential rather than institutional character, an environment that many owner-occupiers and long-term tenants actively prefer.
Strengths & Weaknesses
- Freehold tenure — perpetual land title in D14 where freehold sites are increasingly scarce and command structural value preservation over 99-year leasehold alternatives
- Paya Lebar Air Base (PLAB) redevelopment catalyst — one of Singapore’s most consequential planned urban transformations from the 2030s onwards, expected to lift D14 freehold values through height restriction removal, GLS releases, and precinct intensification
- Kembangan MRT (EW6) at approximately 550m — walkable EWL access delivering Raffles Place in 15 minutes and Changi Airport in approximately 20 minutes
- Gross yield ~3.1% at average rent $4,250/month — one of the strongest yield profiles among freehold Singapore condos; income support for long-hold investors while awaiting PLAB upside
- 2023 modern design vintage — move-in ready with contemporary layouts, full appliance package, and current-specification bathrooms; no renovation costs compared to older D14 freehold stock
- Mixed-use ground floor — two retail shops and two restaurants at the podium deliver immediate daily convenience without leaving the building
- Boutique scale exclusivity — 42 units means near-private use of pool, rooftop garden, and gym with no queuing or crowding; genuine quality-of-life benefit for regular facility users
- Macly Group developer track record — 35+ years, 40+ developments, Best Breakthrough Developer at PropertyGuru Asia Property Awards 2020; demonstrated mid-market execution quality
- East Coast Park proximity — approximately 5 minutes by car or 15 minutes by bicycle via Telok Kurau Road; outdoor recreational asset of national significance
- Future Marine Terrace MRT (TEL TE27) — second line option coming to the area, improving connectivity and supporting medium-term capital values
- Boutique 42-unit scale delivers limited facilities — no tennis court, no function room, no concierge; buyers expecting resort-style amenities will be disappointed
- Low ShiokNest Score of 38 and Investment Score of 46 — reflects current-state fundamentals rather than the PLAB long-term catalyst; indicates limited near-term price momentum versus stronger-scoring CCR and city-fringe alternatives
- Kembangan–Changi Road streetscape is functional rather than fashionable — lacks the lifestyle energy of Joo Chiat, Katong, or Paya Lebar Quarter precincts
- Limited secondary market liquidity — 42 units means fewer comparable resale transactions; buyers and sellers operate in a thinner market with wider bid-ask spreads than larger developments
- PLAB upside is long-dated (2030s+) and subject to government policy execution — buyers who need capital appreciation on a 3–5 year horizon should not rely on this catalyst materialising within their hold period
- No MRT interchange at Kembangan or Eunos — both stations serve the EWL only; buyers who need cross-island connectivity via CCL or NSL require a transfer at Paya Lebar or Tanah Merah
- Five storeys with no high-floor views — upper units overlook the low-rise residential neighbourhood without the panoramic city or waterfront views available from taller developments
Verdict
Tedge’s investment thesis is clear and well-defined. This is a boutique freehold development in a mature, well-connected D14 residential corridor, at a PSF entry point ($1,645) that reflects its boutique scale and modest facilities rather than any fundamental location or specification weakness. The 3.1% gross yield provides genuine income support for the holding position — an unusual combination in Singapore’s residential market, where freehold tenure and meaningful yield rarely coexist at sub-$2,000 PSF. And the structural PLAB redevelopment tailwind — one of the most consequential urban transformation events planned for Singapore’s east in the coming decades — provides long-hold investors with a compelling capital appreciation thesis that is not yet priced into assets at this PSF level.
The trade-offs are transparent. Forty-two units and five storeys deliver limited facilities — no tennis court, no function room, no concierge — and a secondary market with less liquidity than a 200-unit development. The neighbourhood character is mature residential rather than fashionable precinct: Changi Road is a functional arterial rather than a lifestyle corridor, and the immediate streetscape lacks the curated charm of Joo Chiat or the buzz of Paya Lebar Quarter. ShiokNest’s Investment Score of 46 and Walkability Score of 60 accurately reflect these limitations in the current market context.
Tedge is the right asset for buyers who understand that freehold tenure in Singapore is a finite and increasingly scarce resource — and who want to acquire that tenure in an east-corridor location with genuine structural upside from the Paya Lebar Air Base transformation, at a yield that makes the wait economically rational.
For owner-occupiers, the value case is equally sound. A 3- or 4-bedroom modern freehold home in a quiet Kembangan–Eunos streetscape, 550 metres from the MRT, with East Coast Park within easy cycling distance and Geylang Serai’s food culture nearby, represents a quality family living environment at a price point that larger freehold D15 and D16 alternatives rarely match. The 2023 modern specification removes the renovation headache common to older freehold alternatives in the corridor, and the boutique 42-unit scale means residents enjoy a genuinely private, uncrowded amenity experience.
Macly Group’s 35-year track record and award-winning reputation add developer confidence to the mix. With over 40 completed developments and multiple sell-out launches to their credit, Macly is not an unknown boutique developer taking risks with execution quality — they are a seasoned Singapore developer who understands the mid-market residential product that D14 buyers actually want. For buyers new to Macly’s portfolio, the Guillemard Edge and Sims Edge precedents confirm a developer who delivers on specification promises at the price tier. Tedge is, in that context, a confident rather than speculative purchase.