Ness
LORONG 32 GEYLANG · D14
Median PSF · 12m
S$1,613
Median price · 12m
S$808K
Latest sale
S$920K
Aug 2026
1-year change
+2.2%
Sales · 12m
2
23 all time
Gross yield
4.46%
27 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +16.7%
- Annualised
- +5.3%
- Transactions
- 23
- 1 year
- +2.2%
- 3 years p.a.
- +1.5%
- 5 years p.a.
- —
- Median size
- 441 sqft
Against the neighbourhood
How it compares within D14
Geylang, Eunos, Paya Lebar. All figures are medians over the last 12 months for private homes in this district.
| Measure | Ness | D14 median | Difference |
|---|---|---|---|
| Median PSF | S$1,613 | S$1,698 | -5.0% |
| Median price | S$808K | S$1.43M | -43.4% |
| Gross rental yield | 4.46% | 3.80% | +0.7 pts |
| 1-year price change | +2.2% | -2.1% | +4.3 pts |
This development trades about 5% below the D14 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$2,600
Contracts · 12m
27
Implied annual rent
S$31K
Gross yield
4.46%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 23 | S$2,600 |
| 2 bedroom | 4 | S$3,450 |
Investment analysis
Investment score 66 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
66/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%89
Gross yield against every other development in its segment.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%64
Distance to the nearest rail station, plus schools within 1 km. Nearest is Dakota MRT at 510 m.
- Valuationweight 22%54
How its median price per square foot compares with its own district.
- Price momentumweight 18%34
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Dakota MRT510 m
- Aljunied MRT640 m
- Paya Lebar Interchange MRT790 m
- Paya Lebar MRT810 m
Schools within 2 km
- Kong Hwa Schoolprimary250 m
- Broadrick Secondary Schoolsecondary (s1-s5)630 m
- Geylang Methodist School (Primary)primary640 m
- Geylang Methodist School (Secondary)secondary (s1-s5)720 m
- Chung Cheng High School (Main)secondary (s1-s4)1.0 km
- Tanjong Katong Girls' Schoolsecondary (s1-s4)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE CONTINUUMHoi Hup Sunway Katong Pte Ltd816 units940 m
- The ContinuumHoi Hup Sunway Katong Pte Ltd816 units950 m
- ARINA EAST RESIDENCESZACD LV Development Pte Ltd107 units1.5 km
- ARDOR RESIDENCENS Property (Haig) Pte Ltd35 units1.5 km
- Meyer BlueUnited Venture Development (Meyer) Pte Ltd · TOP 2028226 units1.9 km
- MEYER BLUEUNITED VENTURE DEVELOPMENT (MEYER) PTE. LTD.226 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Apartment | S$920,000 | 570 sqft | S$1,613 | 06-10 | — |
| May 2026 | Apartment | S$695,000 | 431 sqft | S$1,614 | 06-10 | — |
| Jul 2025 | Apartment | S$680,000 | 431 sqft | S$1,579 | 01-05 | — |
| Apr 2024 | Apartment | S$780,000 | 560 sqft | S$1,394 | 01-05 | — |
| Dec 2023 | Apartment | S$720,000 | 441 sqft | S$1,631 | 06-10 | — |
| Nov 2023 | Apartment | S$718,000 | 463 sqft | S$1,551 | 01-05 | — |
| Sep 2023 | Apartment | S$695,000 | 463 sqft | S$1,502 | 01-05 | — |
| Aug 2023 | Apartment | S$790,000 | 570 sqft | S$1,385 | 06-10 | — |
| Aug 2023 | Apartment | S$680,000 | 431 sqft | S$1,579 | 01-05 | — |
| Jul 2023 | Apartment | S$613,000 | 388 sqft | S$1,582 | 01-05 | — |
| Jun 2023 | Apartment | S$680,000 | 452 sqft | S$1,504 | 01-05 | — |
| May 2023 | Apartment | S$685,000 | 441 sqft | S$1,552 | 01-05 | — |
| Oct 2022 | Apartment | S$680,000 | 441 sqft | S$1,541 | 01-05 | — |
| Sep 2022 | Apartment | S$718,000 | 517 sqft | S$1,390 | 06-10 | — |
| Jun 2022 | Apartment | S$660,000 | 431 sqft | S$1,533 | 01-05 | — |
| May 2022 | Apartment | S$741,000 | 570 sqft | S$1,299 | 01-05 | — |
| Mar 2022 | Apartment | S$1,120,000 | 1,055 sqft | S$1,062 | 06-10 | — |
| Mar 2022 | Apartment | S$642,888 | 431 sqft | S$1,493 | 01-05 | — |
| Mar 2022 | Apartment | S$505,000 | 441 sqft | S$1,144 | 06-10 | — |
| Feb 2022 | Apartment | S$620,000 | 431 sqft | S$1,440 | 06-10 | — |
| Jan 2022 | Apartment | S$688,000 | 549 sqft | S$1,253 | 01-05 | — |
| Dec 2021 | Apartment | S$638,000 | 431 sqft | S$1,482 | 01-05 | — |
| Nov 2021 | Apartment | S$800,000 | 624 sqft | S$1,281 | 06-10 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.