Penrose
D14 - Eunos / Geylang / Paya Lebar
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Why Penrose
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Aljunied MRT about 444m — a five-minute walk
Aljunied station on the East-West Line is roughly 444m away, with Paya Lebar — the dual-line interchange with the Circle Line — one stop further. Mattar, Geylang Bahru and Kallang are all within roughly 1.3km. For a 566-unit development on the city fringe, that is a genuinely short and uncomplicated walk to the train.
341 of 566 units sold on launch weekend
Penrose launched over the weekend of 26 and 27 September 2020 and sold 341 units — 60.3 per cent — which the developer described as the best-selling property launch of 2020. Prices started from $788,000 for a one-bedroom and $943,000 for a two-bedroom, which explains why absorption was so quick.
Launched entirely online, by Zoom balloting
Penrose was sold through a fully virtual launch weekend, with the balloting conducted over Zoom under safe management measures. It was one of the first large Singapore launches to be run that way, and the fact that it still moved 60 per cent of the development in two days says something about the level of demand rather than the format.
A childcare centre inside the development
The scheme includes a childcare centre alongside five 18-storey residential blocks and a four-storey multi-storey carpark. For families, having childcare on site removes a daily logistics problem — and with Geylang Methodist School (Primary) about 458m away and Geylang Methodist Secondary around 338m, the school run is short too.
Paya Lebar's commercial cluster one stop away
Paya Lebar Quarter, Paya Lebar Square, SingPost Centre and KINEX are all one station up the line, along with Kallang Wave Mall. The Paya Lebar node has developed into a genuine second business district for the east, which matters both for owner-occupiers working there and for the rental market.
Sims Vista and Old Airport Road food centres nearby
The address sits among some of the east's best hawker food: Sims Vista Market and Food Centre, Haig Road Market and Cooked Food Centre, and the Old Airport Road Food Centre are all within reach. Hao Mart is about 708m and Sheng Siong around 724m for groceries.
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Penrose
D14 - Eunos / Geylang / Paya Lebar
Penrose occupies a site on Sims Drive in District 14, developed as five blocks of 18 storeys holding 566 units, alongside a childcare centre and a four-storey multi-storey carpark. The land came from a government land sale — the Hong Leong Group bid $383.5 million for the Sims Drive site in March 2019 — and the project is a 60:40 joint venture between Hong Leong Holdings and City Developments Limited, two of Singapore's established listed developers.
The launch was one of the more notable of its cycle. Penrose opened over the weekend of 26 and 27 September 2020 and sold 341 of its 566 units — 60.3 per cent — which the developer called the best-selling launch of 2020. It did so through an entirely virtual process, with the balloting conducted over Zoom under safe management measures, making it one of the first large Singapore launches to be run online. Prices started from $788,000 for a one-bedroom unit and $943,000 for a two-bedroom, and the development reached TOP in October 2025 with all 566 units sold.
Transport is the practical strength. Aljunied MRT on the East-West Line is about 444m away — roughly a five-minute walk — and Paya Lebar, the interchange with the Circle Line, is one stop beyond. That puts the Paya Lebar commercial cluster, with Paya Lebar Quarter, Paya Lebar Square, SingPost Centre and KINEX, one station up the line, along with Kallang Wave Mall. Mattar, Geylang Bahru and Kallang stations are all within about 1.3km.
The unit mix is weighted toward family layouts rather than studios: 57 one-bedroom units, 69 two-bedroom, 68 two-bedroom premium and 34 two-bedroom with study, alongside 105 three-bedroom, 123 three-bedroom premium and 54 three-bedroom with study. That balance — more three-bedroom units than one-bedroom — is unusual for a city-fringe project and reflects a site intended for owner-occupiers. The school and food catchments reinforce that: Geylang Methodist School (Primary) is about 458m, Geylang Methodist Secondary roughly 338m and Canossa Catholic Primary about 845m, with Sims Vista Market, Haig Road and Old Airport Road food centres all within easy reach.
The Developer
City Developments Limited
⭐ 10/10 — Major Listed DeveloperCity Developments Limited (CDL) is a Singapore-listed global real estate operating company with a diversified portfolio spanning residential, commercial, hospitality, and integrated developments. Founded in 1963, CDL is a subsidiary of Hong Leong Group Singapore and has developed over 50,000 homes in Singapore. The group is known for its commitment to sustainability and innovation in property development.
Hong Leong Holdings
⭐ 9/10 — Major Listed DeveloperHong Leong Holdings Limited is the property development arm of Hong Leong Group Singapore, one of Singapore's largest conglomerates. The group has developed numerous residential and commercial projects across Singapore, working in joint ventures with City Developments Limited. Hong Leong Holdings is backed by over 50 years of experience in the Singapore property market.
Why Penrose Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
Aljunied MRT on the East-West Line is about 444m away — a comfortable five-minute walk — and Paya Lebar, the interchange with the Circle Line, is one stop beyond. That puts the Paya Lebar commercial cluster, with close to a million square feet of Grade A offices alongside Paya Lebar Quarter and Paya Lebar Square, within a single stop, and the CBD within a short ride. Mattar is about 929m, Geylang Bahru roughly 935m and Kallang around 1.28km, so there is substantial rail redundancy for a city-fringe address. The Pan Island Expressway and the Kallang-Paya Lebar Expressway are both accessible for drivers.
Amenities & Lifestyle
Pavilion Square is about 684m away, with Hao Mart roughly 708m and Sheng Siong around 724m for groceries, plus B&S Minimart nearby. Larger retail is one station away at Paya Lebar: Paya Lebar Quarter, Paya Lebar Square, SingPost Centre and KINEX, with Kallang Wave Mall at Kallang. For food, this address is unusually well placed — Sims Vista Market and Food Centre, Haig Road Market and Cooked Food Centre and the Old Airport Road Food Centre are all within reach, and they are among the best-known hawker destinations in the east. On schools, Geylang Methodist School (Primary) is about 458m and the secondary school roughly 338m, with Canossa Catholic Primary around 845m and Kong Hwa School about 1.25km.
Rental & Investment
The demand base here is mixed, which makes it more resilient than a purely investor-oriented building. Aljunied's proximity at 444m and the one-stop link to Paya Lebar capture the CBD and Paya Lebar professional market, while James Cook University Singapore and the surrounding Geylang and Paya Lebar employment base add students and staff. The three-bedroom weighting — 282 units across the three variants — means the development also appeals to families renting specifically for the school catchments, with Geylang Methodist Primary at 458m and the secondary school at 338m. Two factors temper the picture. First, supply: 566 units in one development, weighted toward larger apartments, means landlords compete against many near-identical units. Second, the larger layouts serve a narrower tenant pool than one- and two-bedroom units, so voids can run longer despite the strong location. The childcare centre on site is a genuine draw for family tenants.
Area Transformation
The immediate Sims Drive and Aljunied area is established and changing gradually — this is infill redevelopment of older industrial and low-rise parcels rather than wholesale renewal. The more significant transformation is a short distance away at Paya Lebar, which URA designated a sub-regional centre under its decentralisation plans and which has been rebuilt over the past decade into a genuine second business node for the east, complete with Grade A offices, a major mall and the dual-line interchange. Penrose's own site was created by a government land sale in 2019, part of the same wave of intensification. Longer term, the eastern corridor continues to evolve through the Changi Airport expansion and the industrial upgrading along the Kallang and Paya Lebar corridors, which supports employment and rental demand locally. The round-about streetscape is unlikely to change dramatically, so buyers should treat the Paya Lebar maturation as the primary driver rather than expecting transformation at the address.
Penrose — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| 1 BR | 1 BR $2,496,720 - $3,106,000 775 - 893 sqft $2,940 - $3,562 psf 1 BR + STUDY $3,053,000 - $3,633,000 1,087 - 1,173 sqft $2,753 - $3,184 psf | 1 BEDROOM $1,657,800 - $1,719,200 614 sqft $2,700 - $2,800 psf | 1 BEDROOM DELUXE $1,227,000 463 sqft $2,650 psf 1 BEDROOM EXECUTIVE $1,010,000 - $1,133,000 409 sqft $2,469 - $2,770 psf 1 BEDROOM GARDEN $1,245,000 506 sqft $2,460 psf | 1 Bedroom $1,763,500 581 - 614 sqft $3,035 psf 1 Bedrooms $1,431,500 - $1,857,380 495 - 785 sqft $2,096 - $3,200 psf | ||||||||
| 2 BR | 2 Bedroom $1,598,000 - $1,648,000 797 sqft $2,005 - $2,068 psf | 2+1 Bedroom $3,059,028 - $3,085,296 1,292 sqft $2,368 - $2,388 psf | 2 Bedroom $1,770,000 - $2,096,000 635 - 710 sqft $2,730 - $3,091 psf | 2 BR + STUDY $4,838,000 1,335 - 1,442 sqft $3,355 psf 3 BR $4,340,250 - $4,649,400 1,313 - 1,991 sqft $2,602 - $2,787 psf | 2 BEDROOM PENTHOUSE $2,744,000 980 sqft $2,800 psf | 2 BEDROOM DELUXE $1,644,000 - $1,822,000 667 - 678 sqft $2,425 - $2,687 psf 2 BEDROOM EXECUTIVE $1,334,000 - $1,499,000 549 sqft $2,430 - $2,730 psf 2 BEDROOM LOFT $2,350,000 - $3,265,000 936 - 1,335 sqft $2,446 - $2,511 psf 2 BEDROOM PREMIUM $1,726,000 - $2,225,000 667 - 850 sqft $2,588 - $2,618 psf | 2 Bedroom + Study $2,021,600 - $2,024,900 732 - 883 sqft $2,721 - $2,725 psf | $2,260,000 807 sqft $2,800 psf | ||||
| 3 BR | 3 Bedroom $2,138,000 - $2,208,000 1,130 sqft $1,892 - $1,954 psf 3 Bedroom DK $2,378,000 - $2,408,000 1,216 sqft $1,956 - $1,980 psf | 3 Bedroom $2,639,900 - $3,154,500 1,001 sqft $2,637 - $3,151 psf | 3 Bedroom $2,638,000 1,033 - 1,163 sqft $2,268 psf | 3 BEDROOM (PREMIUM) PENTHOUSE $3,982,500 1,475 sqft $2,700 psf 3 BEDROOM+1(PREMIUM) $3,413,800 1,313 sqft $2,600 psf | $2,627,631 - $2,645,946 1,119 sqft $2,348 - $2,365 psf 3 Bedroom $3,234,900 - $3,312,300 915 - 1,507 sqft $2,682 - $2,732 psf | 3 Bedrooms $3,416,000 - $3,500,200 1,410 - 1,432 sqft $2,423 - $2,446 psf | 3 Bedroom $2,004,112 - $2,176,000 1,012 - 1,033 sqft $1,980 - $2,150 psf | |||||
| 4 BR | 4 Bedroom Premium $4,293,000 1,324 sqft $3,242 psf 4 Bedroom Premium (Private Lift) $3,850,000 - $4,453,000 1,389 - 1,615 sqft $2,650 - $3,206 psf | $4,101,930 - $5,471,705 1,442 - 1,798 sqft $2,845 - $3,043 psf 4 Bedroom $4,080,510 - $4,534,835 1,442 sqft $2,830 - $3,145 psf 4 Bedroom Premium $5,186,105 - $5,723,390 1,798 sqft $2,884 - $3,183 psf | 4 Bedroom $3,463,000 1,292 - 1,507 sqft $2,680 psf | 4 BR $6,887,700 - $7,379,100 2,648 sqft $2,601 - $2,787 psf 4 BR + STUDY $6,959,000 - $7,873,000 2,099 - 2,282 sqft $3,249 - $3,499 psf SKY SUITE $13,348,000 3,272 - 4,446 sqft $4,079 psf | 4 Bedroom $2,800,000 - $2,977,000 1,216 - 1,313 sqft $2,228 - $2,365 psf | 4 BEDROOM (PREMIUM) PENTHOUSE $5,681,000 2,185 sqft $2,600 psf 4 BEDROOM+1 PENTHOUSE $5,626,400 2,164 sqft $2,600 psf | 4 Bedroom $2,548,000 - $2,740,000 1,238 - 1,335 sqft $2,034 - $2,058 psf | |||||
| 5 BR | $4,866,329 3,057 sqft $1,592 psf | 5 Bedroom $9,726,890 - $12,498,122 2,863 - 3,251 sqft $3,397 - $3,844 psf |
