Sixteen35 Residences
D14 - Eunos / Geylang / Paya Lebar
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Key milestones for Sixteen35 Residences.
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Why Sixteen35 Residences
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Paya Lebar interchange 591m away
Paya Lebar station is about 591m away - roughly a six-minute walk, as the project's own marketing states - and it is an interchange between the East-West Line and the Circle Line. Aljunied is about 636m and Dakota about 771m, so two lines and three stations sit within a short walk.
Kong Hwa School 468m away
Kong Hwa School is about 468m away, comfortably inside the one-kilometre priority band, with Geylang Methodist School (Primary) about 586m. At secondary level, Geylang Methodist School (Secondary) is about 706m and Broadrick Secondary about 931m.
FairPrice 128m, and Paya Lebar's malls on foot
A FairPrice supermarket is about 128m from the development, with Jinji Fresh Mart at 220m and Abedin Minimart at 241m. City Plaza is about 563m, Paya Lebar Square about 591m, Tanjong Katong Complex about 651m and One KM about 691m - the Paya Lebar retail cluster is all walkable.
Sixty units in one eight-storey block
The development is a single eight-storey block with residential flats from the fourth to eighth storeys and a non-residential component on the second and third. At 60 units the building stays small enough to run as a community, with the amenity deck on level four.
An amenity deck on level four, not the ground
Because the lower storeys are not residential, the facilities sit on level four: a 20 by 5.3 metre lap pool, pool deck and lounge, gym, fitness corner, a landscape court with green wall, BBQ, and a dining area and lounge. It is a stacked arrangement that keeps the pool private and overlooked only by residents.
Geylang's food scene, and the Paya Lebar centre
The development is on Lorong 35 Geylang, within the residential part of the Geylang belt, with the lorong food culture a short walk away and the Paya Lebar regional centre - offices, retail and dining - within a few minutes. The Katong shopping belt is also a short drive east.
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Sixteen35 Residences
D14 - Eunos / Geylang / Paya Lebar
Sixteen35 Residences is a 60-unit development at 16 Lorong 35 Geylang, District 14, developed by Oxley Pearl Pte Ltd within the Oxley Holdings group. It is a single eight-storey block in which the second and third storeys hold a non-residential component, the residential flats occupy the fourth to eighth storeys, and a swimming pool and communal facilities are arranged on the level four deck. It launched in May 2018 and obtained its Temporary Occupation Permit on 31 December 2023. URA records all 60 units as taken up.
The building type is deliberate. Thirty-five units to a residential floorplate across five residential storeys gives a small, manageable community, and stacking the facilities on level four rather than at ground level keeps the pool and deck private - overlooked only by residents of the block rather than by the street. The amenity programme includes a 20 by 5.3 metre lap pool with pool deck and lounge, a gym, an outdoor fitness corner, a landscape court with a green wall, BBQ facilities and a dining area and lounge.
The unit mix is efficient and oriented towards the rental and small-family market: ten one-bedroom units of 463 to 484 sqft, five one-bedroom plus study units of 538 sqft, five two-bedroom premium units of 538 sqft, and twenty two-bedroom plus study units of 570 to 667 sqft, alongside further two-bedroom formats making up the total of 60.
Location is the city edge. Paya Lebar station is about 591m away - roughly a six-minute walk - and it is an interchange between the East-West Line and the Circle Line, which is a materially better connection than a single-line station. Aljunied is about 636m on the East-West Line and Dakota about 771m on the Circle Line, so three stations across two lines are within walking distance. City Plaza is about 563m, Paya Lebar Square about 591m, Tanjong Katong Complex about 651m and One KM about 691m, and a FairPrice supermarket is about 128m. On schooling, Kong Hwa School is about 468m and Geylang Methodist School (Primary) about 586m, with Geylang Methodist School (Secondary) at about 706m.
The Developer
Oxley Holdings
â 7/10 â Mid-Tier DeveloperOxley Holdings Limited is a Singapore-listed property developer with a global portfolio spanning Asia, Europe, and North America. Founded in 2010, the group has rapidly grown to become one of Singapore's most active developers with projects such as Oxley Tower, The Rise @ Oxley, and Marina One Residences. Oxley is known for its entrepreneurial approach to development.
Why Sixteen35 Residences Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The strongest single fact about this address is that Paya Lebar station is about 591m away and is an interchange between the East-West Line and the Circle Line. That means both the city direction, via the East-West Line through Bugis and Raffles Place, and the Circle Line loop towards Serangoon, Bishan and HarbourFront are available from the same station without a change of train. Aljunied at about 636m and Dakota at about 771m add further options. Beyond rail, the Paya Lebar regional centre is being built out around the interchange into a genuine commercial hub - Paya Lebar Quarter, Paya Lebar Square and SingPost Centre - which supplies offices, retail and dining within a walk and gives the immediate area an employment base rather than a purely residential character. The site is on Lorong 35 Geylang, in the residential rather than the entertainment part of the Geylang belt, which keeps the surroundings quiet while retaining the food and market amenity of Geylang Road and Sims Avenue. The Katong shopping belt is a short drive east, and the Kallang-Paya Lebar Expressway and Pan-Island Expressway are both easily reached.
Amenities & Lifestyle
Everyday convenience is strong. A FairPrice supermarket is about 128m away, with Jinji Fresh Mart at 220m and Abedin Minimart at 241m, and the Geylang Road corridor supplies food centres, wet markets and provision shops. For larger retail, City Plaza is about 563m, Paya Lebar Square about 591m, Tanjong Katong Complex about 651m and One KM about 691m, all walkable. On schooling, Kong Hwa School at 468m and Geylang Methodist School (Primary) at 586m both sit inside the one-kilometre priority band, with Geylang Methodist School (Secondary) at 706m, Broadrick Secondary at 931m, and Tanjong Katong Girls' School and Tanjong Katong Secondary both around 1.2km. Within the development, the level four deck carries a 20 by 5.3 metre lap pool with pool deck and lounge, a gym, an outdoor fitness corner, a landscape court with green wall, BBQ facilities and a dining area and lounge, with bicycle lots at level one.
Rental & Investment
This is a strong rental address for its price bracket, and the reasons are the two-line interchange and the Paya Lebar office cluster. The tenant base is city and Paya Lebar office workers, students and staff attached to the surrounding institutions, and singles and couples who value the Geylang food culture and the transport position. The unit mix is specifically aligned to that market - the majority of units are one-bedroom or two-bedroom formats of 463 to 667 sqft, which is the size bracket that rents most readily and most reliably. The Paya Lebar regional centre adds an office tenant pool within walking distance, which reduces the dependence on city commuting. The constraints are the same as elsewhere in District 14: at 60 units an owner competes internally to a limited degree, but the wider Geylang, Eunos and Paya Lebar area has substantial new supply, and the district's reputation means some tenants will prefer the Katong and Marine Parade side. Yields here tend to be respectable and stable rather than exceptional.
Area Transformation
The transformation of Paya Lebar is one of the clearest suburban stories in Singapore, and this address sits close enough to benefit from it without being in the middle of the construction. Paya Lebar was designated a regional centre under the Concept Plan, and the completion of Paya Lebar Quarter - offices, retail and public space around the Paya Lebar interchange - gave the area a genuine commercial anchor alongside the older Paya Lebar Square and SingPost Centre. The Downtown Line arrived in 2017 and the Circle Line earlier, and between them they made Paya Lebar one of the better-connected interchanges outside the city. Geylang itself has changed more gradually: the residential lornongs around Guillemard and Sims have seen steady replacement of older low-rise stock with small freehold apartment buildings of the type Sixteen35 Residences represents. Looking ahead, the changes to expect are continued densification along the Geylang, Sims and Guillemard corridors, further build-out of the Paya Lebar regional centre, and the ongoing redevelopment of older low-rise sites into small apartment buildings. The direction is towards a denser, more commercially anchored central-east district, with the practical consequence that the older informal character of the surrounding streets will continue to erode over the coming decade.
Sixteen35 Residences â 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 â 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 â 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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| Tenure | Freehold | Freehold | Freehold | Freehold | Freehold | FREEHOLD | Freehold | 99 Years | 99 Years | Freehold | Freehold | 99 years from 25 Jul 2024 |
| TOP | Jun 2025 | Nov 2025 | Apr 2027 | Q4 2027 | TBC | Q3 2025 | 31 Dec 2028 | Q2 2029 | Mar 2014(TOP+CSC Obtained) | Dec 2028 | Dec 2024 | Q4 2027 |
| 1 BR | 1 BEDROOM $1,657,800 - $1,719,200 614 sqft $2,700 - $2,800 psf | 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 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 $1,383,000 - $1,488,000 624 sqft $2,216 - $2,385 psf 1 Bedroom+Study $1,633,000 - $1,698,000 721 sqft $2,265 - $2,355 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 PENTHOUSE $2,744,000 980 sqft $2,800 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 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+2 Study $2,718,800 1,238 sqft $2,196 psf | 2 Bedroom + Study $2,021,600 - $2,024,900 732 - 883 sqft $2,721 - $2,725 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 $2,638,000 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 | 3BR Premium $3,551,000 1,141 sqft $3,112 psf | 3 Bedroom $2,639,900 - $3,154,500 1,001 sqft $2,637 - $3,151 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 | ||||||
| 4 BR | 4 Bedroom $3,463,000 1,292 - 1,507 sqft $2,680 psf | 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 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 | 4BR Premium (w Private Lift) $4,528,000 - $5,226,000 1,518 - 1,528 sqft $2,983 - $3,443 psf 4BR Premium + Study (w Private Lift) $5,338,000 - $5,838,000 1,733 sqft $3,080 - $3,369 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 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 $4,252,800 2,153 sqft $1,975 psf 4 Bedroom+Study $4,088,800 - $4,108,800 1,991 sqft $2,054 - $2,064 psf | ||||
| 5 BR | $4,866,329 3,057 sqft $1,592 psf | 5BR Suite (w Private Lift) $5,780,000 - $6,139,000 1,905 sqft $3,034 - $3,223 psf | 5 Bedroom $9,726,890 - $12,498,122 2,863 - 3,251 sqft $3,397 - $3,844 psf |
