Aston Lodge For Sale: Properties & Units Available in District 14

Executive Summary: Aston Lodge is a boutique freehold apartment development at 56 Lorong 8 Geylang in District 14, offering 13 compact residential units ranging from 807 to 980 square feet. With prices currently between SGD 400,000 to SGD 1.1 million and an average transaction rate of SGD 1,122 per square foot, Aston Lodge represents a unique buying opportunity for owner-occupiers and investors seeking a low-quantum freehold property in Singapore's city-fringe Geylang-Paya Lebar corridor. This comprehensive guide on Homejourney—Singapore's trusted property platform—walks you through everything you need to know about buying at Aston Lodge, from available units and pricing to financing options and investment potential.

Table of Contents

• Aston Lodge Overview: Why This Development Matters
• Available Units For Sale: What You Can Buy Today
• Price Analysis: Current Market Rates & Value Assessment
• Why Buy at Aston Lodge: Key Advantages for Buyers
• Location Benefits: District 14 Connectivity & Lifestyle
• Financing Your Purchase: Loan Options & Affordability
• The Buying Process: Step-by-Step Guide
• Investment Potential: Rental Yield & Capital Growth
• Frequently Asked Questions

Aston Lodge Overview: Why This Development Matters

Aston Lodge stands out in Singapore's property market as a rare freehold development in a central location. Completed in 1996 by Lico Properties Pte Ltd, this intimate 8-storey apartment comprises just 13 units—a scale that emphasizes exclusivity and community over the sprawling facilities of larger developments. Located at 56 Lorong 8 Geylang in District 14, Aston Lodge sits within the Rest of Central Region (RCR), placing it squarely in Singapore's city-fringe corridor where urban convenience meets residential tranquility.

What makes Aston Lodge particularly compelling for buyers in 2026 is its freehold tenure. In a market dominated by 99-year leasehold properties, especially among new launches, freehold ownership offers psychological and financial security. There is no lease decay to worry about, no future enfranchisement costs, and the property retains its full value indefinitely. For long-term owner-occupiers and investors, this is a significant advantage that Homejourney's trusted platform helps buyers fully understand.

The development's boutique scale—just 13 units on approximately 405 square meters of land—creates a different ownership experience. You're not one of hundreds of residents; you're part of a tight-knit community where parking is easier to secure, lift queues are minimal, and the sense of privacy is palpable. This appeals strongly to buyers who value tranquility over resort-style amenities.

Aston Lodge is developed by Lico Properties Pte Ltd, a boutique construction company founded in 1993. While Aston Lodge remains their sole project, the developer's longevity and focus on quality construction have contributed to the building's structural integrity and market reputation over nearly three decades.

Available Units For Sale: What You Can Buy Today

Unit Types & Configurations

Aston Lodge offers a straightforward unit mix tailored to efficient urban living. The development does not include studios or large penthouses; instead, it focuses on 2-bedroom and 3-bedroom apartments that maximize usable space within compact footprints.

• 2-Bedroom Units: Approximately 807–850 square feet. These are ideal for young professionals, couples, or small families seeking an entry-level freehold purchase or compact rental investment.
• 3-Bedroom Units: Approximately 900–980 square feet. These larger units appeal to growing families or investors targeting multi-generational tenants or executive renters.

Recent transacted units have averaged around 91 square meters (980 square feet), indicating that 3-bedroom units form the bulk of current market activity. Layouts follow a classic mid-1990s Singapore apartment design: rectangular living/dining areas with small balconies, enclosed kitchens with rear service yards in larger units, and master bedrooms with ensuite bathrooms.

Current Availability & Pricing Range

As of January 2026, Aston Lodge units for sale are priced between SGD 400,000 and SGD 1.1 million, with an average transaction rate of SGD 1,122 per square foot. A recent June 2025 transaction recorded a 3-bedroom unit at approximately SGD 1.1 million (around SGD 1,123 psf), providing a solid benchmark for current market expectations.

Given that only 13 units exist in total, availability is inherently limited. Homejourney recommends acting promptly when suitable units surface—freehold properties in central District 14 locations attract serious buyers quickly. To browse all current listings and receive alerts when new units become available, visit Homejourney's property search platform and filter for Aston Lodge.

Why Units Sell Quickly

The combination of freehold tenure, central location, and limited supply creates strong buyer demand. Investors appreciate the mid-4% to 5% gross rental yield potential, while owner-occupiers value the proximity to Paya Lebar's employment hub and Geylang's vibrant dining scene. Homejourney's market data shows that suitable units at Aston Lodge rarely remain on the market for extended periods.

Price Analysis: Current Market Rates & Value Assessment

Recent Transaction Data

Understanding recent price movements helps buyers assess whether current asking prices represent fair value. Over the past 24 months, Aston Lodge has recorded the following transaction range:

• Lowest recorded sale: SGD 700,000 (May 2021, approximately SGD 867 per square meter)
• Highest recorded sale: SGD 1,000,000 (March 2024, approximately SGD 1,021 per square meter)
• Mid-range transaction: SGD 1.1 million (June 2025, approximately SGD 1,123 psf)

The upward trajectory from 2021 to 2025 reflects Singapore's broader property market recovery and growing investor interest in freehold city-fringe properties. The SGD 1.1 million benchmark for a 980-square-foot 3-bedroom unit suggests that current asking prices are aligned with recent market activity.

Price Per Square Foot Comparison

Aston Lodge's SGD 1,122 psf pricing sits comfortably within the range for comparable freehold developments in District 14. The freehold premium—typically 10–15% above leasehold equivalents in the same area—is justified by the absence of lease decay and indefinite ownership tenure.

Value Assessment for Buyers

For owner-occupiers, Aston Lodge offers compelling value: freehold security, central location, and modest entry price (SGD 400,000–1.1 million) compared to larger developments. The trade-off is limited facilities and smaller unit sizes, but buyers prioritizing ownership stability and lifestyle over resort amenities find this acceptable.

For investors, the mid-4% to 5% gross rental yield and freehold tenure create an attractive risk-adjusted return profile. Capital appreciation may be modest compared to trophy developments, but the combination of yield and tenure makes Aston Lodge a solid long-term hold.

Homejourney recommends using our mortgage calculator to assess your personal affordability before making an offer. Understanding your true purchasing power—factoring in down payment, loan amount, and monthly servicing—ensures you make confident buying decisions aligned with your financial situation.

Why Buy at Aston Lodge: Key Advantages for Buyers

1. Freehold Tenure: Ownership Without Expiry

This is Aston Lodge's defining advantage. Unlike 99-year leasehold properties—the standard for most Singapore developments—Aston Lodge is freehold. You own the property in perpetuity, with no lease expiry, no enfranchisement costs, and no depreciation due to lease decay. For buyers planning to hold 20+ years or pass the property to heirs, freehold tenure provides unmatched security and value retention.

2. Central Location with City-Fringe Convenience

Aston Lodge sits at the intersection of Geylang and Paya Lebar, two of Singapore's most dynamic neighborhoods. You're close enough to the CBD for a quick commute, yet far enough to enjoy lower density, better parking, and more vibrant street life. The Geylang-Paya Lebar corridor has emerged as a secondary employment hub, reducing commute times for workers in this region.

3. Boutique Scale & Privacy

With just 13 units, Aston Lodge offers a fundamentally different living experience from sprawling 300+ unit condominiums. You know your neighbors, parking is rarely contested, and lift queues are non-existent. This appeals strongly to buyers seeking community and tranquility without sacrificing location.

4. Low Quantum Entry Price

At SGD 400,000–1.1 million, Aston Lodge is accessible to first-time buyers and investors with modest capital. The entry price is significantly lower than comparable freehold developments in central areas, making it an excellent stepping stone into Singapore's freehold property market.

5. Strong Rental Demand

The Geylang-Paya Lebar corridor attracts tenants seeking proximity to employment hubs, dining, and nightlife. Aston Lodge's central location and compact unit sizes appeal to young professionals, expats, and small families—all segments with strong rental demand. The mid-4% to 5% gross rental yield reflects this consistent tenant interest.

6. Appreciation Potential

While Aston Lodge is not a trophy development, its freehold tenure and central location provide steady appreciation potential. As Singapore's property market continues to evolve and city-fringe locations become increasingly desirable, freehold properties like Aston Lodge tend to outperform leasehold equivalents over long holding periods.

Location Benefits: District 14 Connectivity & Lifestyle

MRT Connectivity & Transport Access

Aston Lodge's location on Lorong 8 Geylang provides excellent connectivity to Singapore's MRT network:

• Kallang MRT Station: Approximately 10–12 minute walk (Circle Line, Downtown Line). Kallang is a major interchange connecting to the CBD, Marina Bay, and Bukit Merah areas.
• Aljunied MRT Station: Approximately 12–15 minute walk (East-West Line). Aljunied connects directly to Tanah Merah (Changi Airport), Jurong, and the eastern corridor.
• Mountbatten MRT Station: Approximately 15 minute walk (Downtown Line). Mountbatten provides alternative access to the CBD and Bukit Merah.

For drivers, Aston Lodge offers rapid access to major expressways: the Nicoll Highway (5-minute drive), PIE (Pan-Island Expressway), and ECP (East Coast Parkway) are all within close proximity. This makes commuting to Changi Airport, the eastern suburbs, or the CBD straightforward.

Employment Hubs & Commute Times

Paya Lebar Quarter (PLQ): The transformation of Paya Lebar into a regional employment hub has been a game-changer for District 14. Major corporations, tech companies, and co-working spaces now cluster around PLQ, SingPost Centre, and surrounding developments. From Aston Lodge, Paya Lebar is a 5–10 minute drive or a short MRT ride away, making it ideal for workers in this region.

CBD & Marina Bay: Via Kallang MRT (Circle Line or Downtown Line), the CBD is 15–20 minutes away. This makes Aston Lodge attractive to professionals working in finance, law, and corporate sectors.

Changi Airport: Via Aljunied MRT to Tanah Merah (East-West Line), Changi Airport is approximately 25–30 minutes away. This appeals to frequent travelers and aviation professionals.

Schools & Family Amenities

Families buying at Aston Lodge benefit from proximity to several quality schools:

• Primary Schools: Geylang Methodist Primary, Tanjong Katong Primary, and Mountbatten Primary are all within 1–2 km.
• Secondary Schools: Geylang Methodist Secondary and Mountbatten Secondary are nearby, serving families with older children.
• International Schools: While not immediately adjacent, several international schools (Chatsworth International School, Global Indian International School) are accessible via short drives.

Shopping, Dining & Recreation

Geylang Road Shopping: Geylang Road, just steps away, is a vibrant commercial strip featuring hawker centers, restaurants, wet markets, and retail shops. The famous Geylang 24-hour dining scene is legendary among Singaporeans.

Supermarkets & Convenience: Sheng Siong Supermarket (301 Geylang Road) is a 5-minute walk, providing daily essentials. Smaller convenience stores and pharmacies dot the neighborhood.

Recreation: Kallang Park and the Kallang River Park connector provide green spaces for jogging, cycling, and outdoor activities. The area's vibrant street culture—from hawker dining to late-night entertainment—creates a dynamic lifestyle.

Lifestyle & Neighborhood Character

Geylang is one of Singapore's most authentic neighborhoods, blending residential calm with commercial vibrancy. Unlike sterile suburban areas, Geylang offers genuine street life: hawker stalls open till midnight, shops cater to diverse communities, and the neighborhood pulses with energy. For buyers seeking urban authenticity over resort-style living, Geylang is compelling.

Financing Your Purchase: Loan Options & Affordability

Loan-to-Value (LTV) & Down Payment Requirements

For owner-occupiers purchasing Aston Lodge as a primary residence, banks typically offer loans up to 80% of the purchase price (or valuation, whichever is lower). This means a 20% down payment is required.

For investors purchasing as an investment property, LTV is typically capped at 75%, requiring a 25% down payment.

Example: For a SGD 1 million unit purchase:

• Owner-occupier: SGD 200,000 down payment + SGD 800,000 loan
• Investor: SGD 250,000 down payment + SGD 750,000 loan

CPF Usage & Withdrawal Limits

Singapore citizens can use CPF savings to finance property purchases, subject to limits:

• CPF can be used for down payment and loan servicing
• Maximum CPF withdrawal is limited to the purchase price or property valuation, whichever is lower
• At least SGD 20,000 must remain in your CPF Ordinary Account after withdrawal
• CPF contributions continue to accrue interest even after purchase

Homejourney recommends consulting your CPF statement and a mortgage advisor to maximize CPF usage while maintaining adequate retirement savings.

Estimated Monthly Loan Servicing

Based on current interest rates (approximately 3.5–4.0% annually), here are estimated monthly loan servicing costs for typical Aston Lodge purchases:

Note: These estimates assume a 25-year loan tenure and 3.75% interest rate. Actual rates vary by bank and borrower profile. Use Homejourney's mortgage calculator for personalized estimates based on your specific situation.

Additional Buyer's Costs

Beyond the down payment and loan servicing, budget for these additional costs:

• Stamp Duty: Approximately 1–4% of purchase price (progressive scale)
• Legal & Conveyancing Fees: Approximately SGD 1,500–2,500
• Valuation Fee: Approximately SGD 300–500
• Survey & Inspection: Approximately SGD 500–1,000 (optional but recommended)
• ABSD (Additional Buyer's Stamp Duty): Applies to investors and non-citizens (see below)

ABSD Considerations

For Singaporean first-time owner-occupiers: No ABSD applies.

For Singaporean investors or second-property buyers: ABSD is 5% of purchase price for the first residential property, 10% for the second, and 15% for the third and subsequent properties.

For permanent residents: ABSD is 5% on all residential property purchases.

For foreign nationals: ABSD is 15% on all residential property purchases. Additionally, foreign buyers must obtain Inland Revenue Authority of Singapore (IRAS) approval.

Example: A Singaporean investor purchasing a SGD 1 million unit as their first investment property would pay SGD 50,000 in ABSD (5%), in addition to standard stamp duty and legal fees.

Mortgage Calculator & Affordability Assessment

To determine your true purchasing power and monthly affordability, Homejourney provides a comprehensive mortgage calculator that factors in loan amount, tenure, interest rates, and CPF usage. We recommend using this tool before beginning your property search to ensure you're looking at units within your financial comfort zone.

The Buying Process: Step-by-Step Guide

Step 1: Get Pre-Approved for a Mortgage

Before viewing properties, obtain a mortgage pre-approval letter from your bank. This confirms your borrowing capacity and signals to sellers that you're a serious buyer. Pre-approval typically takes 3–5 business days and requires proof of income, employment, and CPF balance.

Step 2: Browse Available Units on Homejourney

Visit Homejourney's property search platform and filter for Aston Lodge units currently for sale. Set up property alerts to receive notifications when new units matching your criteria become available. Homejourney's verified listings and transparent pricing help you identify genuine opportunities quickly.

Step 3: Schedule Viewings & Inspections

Arrange viewings through Homejourney's agent network. When viewing, pay attention to:

• Unit condition, layout, and natural lighting
• Parking availability and accessibility
• Building common areas and maintenance standards
• Noise levels (especially from Geylang Road traffic)
• Water pressure, electrical systems, and appliance functionality

Consider hiring a professional surveyor (approximately SGD 500–1,000) to conduct a detailed inspection before making an offer. This investment can identify hidden defects and provide negotiation leverage.

Step 4: Make an Offer & Negotiate

Based on recent transaction data and market comparables, submit a competitive offer. In Aston Lodge's tight market, offers close to asking price are common. Negotiate on price, but also consider other terms: completion timeline, furnishings, and outstanding maintenance fees.

Step 5: Appoint a Lawyer & Conduct Due Diligence

Once an offer is accepted, appoint a conveyancing lawyer to handle legal documentation. Your lawyer will:

• Conduct title searches to verify ownership and encumbrances
• Review the sale and purchase agreement
• Verify MCST (Management Corporation Strata Title) records and outstanding fees
• Ensure all required permits and certifications are in place
• Handle stamp duty and registration

Step 6: Secure Mortgage Financing

Submit your formal mortgage application to your chosen bank. Provide the executed sale and purchase agreement, property valuation report, and supporting financial documents. Loan approval typically takes 2–3 weeks.

Step 7: Conduct Final Inspection & Complete Purchase

Before completion, conduct a final walk-through to ensure the property is in agreed condition and all agreed items (fixtures, fittings) are present. On completion day, your lawyer will coordinate fund transfers, obtain the property keys, and register the sale with the Singapore Land Authority.

Timeline Expectations

From offer acceptance to completion typically takes 8–12 weeks, depending on mortgage approval speed and legal complexity. Homejourney recommends maintaining open communication with your lawyer and bank throughout this period to avoid delays.

Investment Potential: Rental Yield & Capital Growth

Gross Rental Yield Analysis

Aston Lodge currently offers an estimated gross rental yield of mid-4% to approximately 5%, making it an attractive yield-focused investment rather than a pure capital growth play.

Yield Calculation Example:

• Purchase price: SGD 1,100,000 (3-bedroom unit)
• Estimated annual rent: SGD 48,000–55,000 (SGD 4,000–4,600/month)
• Gross rental yield: 4.4–5.0%

This yield compares favorably to Singapore's average residential rental yield (typically 2.5–3.5% for leasehold properties) and reflects the freehold premium and central location.

Tenant Demand & Rental Market

Aston Lodge's location attracts consistent tenant demand from several segments:

• Young Professionals: Workers in Paya Lebar, CBD, and Kallang areas seeking affordable, central accommodation
• Expats: International professionals valuing proximity to employment hubs and vibrant neighborhoods
• Small Families: Families seeking compact, affordable units with good MRT connectivity
• Couples: Young couples upgrading from HDB to private property

The Geylang-Paya Lebar corridor's emergence as a secondary employment hub has strengthened tenant demand significantly. As more companies establish offices in Paya Lebar Quarter and surrounding areas, rental demand for centrally-located properties like Aston Lodge is expected to remain robust.

Capital Appreciation Outlook

While Aston Lodge is not positioned as a trophy development with explosive capital gains, its freehold tenure and central location provide steady appreciation potential:

• Freehold Premium: