Bliss Residences District 14: Complete Investment & Lifestyle Guide

Bliss Residences: Your Complete Guide to District 14's Hidden Gem

Bliss Residences stands as one of District 14's most strategically positioned freehold developments, offering a compelling blend of accessibility, lifestyle convenience, and investment potential. Located at 17 Jalan Masjid in the Geylang-Paya Lebar corridor, this boutique 23-unit development completed in 2008 has established itself as a preferred choice for both owner-occupiers and investors seeking proximity to the city while enjoying a more relaxed residential environment.

This comprehensive guide from Homejourney—built on verified data and insights from Singapore's property market—covers everything you need to know about Bliss Residences, from unit configurations and pricing to lifestyle amenities and investment considerations. Whether you're a first-time buyer, seasoned investor, or tenant exploring rental options, this guide provides the actionable intelligence to make an informed decision.

Table of Contents

• Project Overview & Development Details
• Unit Types, Floor Plans & Configurations
• Location & Accessibility: Why District 14 Matters
• Facilities & Amenities at Bliss Residences
• Nearby Lifestyle: Shopping, Dining & Recreation
• Price Analysis & Market Position
• Investment Potential & Rental Yield
• Honest Assessment: Pros, Cons & Who It Suits
• Frequently Asked Questions
• Next Steps: Your Homejourney with Bliss Residences

Project Overview & Development Details

Bliss Residences represents a distinctive entry in Singapore's residential landscape—a freehold apartment development that prioritizes quality over quantity. Developed by One Two Holdings Pte Ltd and completed in 2008, this medium-rise property comprises just 23 residential units across 5 storeys, creating an intimate community feel rare in Singapore's dense urban environment.

The freehold tenure is particularly significant for long-term investors and owner-occupiers, eliminating concerns about lease decay that affect leasehold properties. This permanent ownership structure, combined with the development's strategic location, has contributed to Bliss Residences' resilience through various property cycles.

Key Development Facts

Unit Types, Floor Plans & Configurations

Bliss Residences offers a diverse range of unit configurations catering to different household sizes and lifestyle needs. The development features 12 distinct floor plan types, providing flexibility whether you're a young professional, growing family, or investor seeking diverse unit options for rental income.

Complete Unit Mix & Specifications

The size range from 516 to 2,820 square feet demonstrates Bliss Residences' positioning across multiple market segments. The 1-bedroom units, ranging from 516 to 710 sq ft, are particularly attractive for investors seeking rental income, as they align well with demand from young professionals and expatriates working in nearby business districts.

The 2-bedroom units (839–914 sq ft) represent the development's core offering, providing practical layouts with dual bathrooms—a feature that enhances both owner comfort and rental appeal. The 3-bedroom unit at 1,506 sq ft offers genuine family living space, while the rare 5-bedroom penthouse at 2,820 sq ft positions Bliss Residences as a luxury option within District 14.

Design & Layout Features

Units at Bliss Residences feature reinforced concrete slab construction with floor hardener, ensuring durability and sound insulation. The development's medium-rise nature means most units enjoy natural light and ventilation without the height-related maintenance challenges of taller buildings. Many units feature practical layouts with good separation between living and sleeping areas—a key consideration for both owner-occupiers and rental tenants.

Location & Accessibility: Why District 14 Matters

Location is perhaps Bliss Residences' strongest asset. Positioned at the intersection of Geylang and Paya Lebar, this development offers what few Singapore properties can: genuine proximity to the city centre combined with a more relaxed, established residential character. District 14's strategic position makes it attractive for commuters, professionals, and investors alike.

MRT & Public Transport Connectivity

Kembangan MRT Station (EW6) sits just 3 minutes' walk away—approximately 130 meters from the development. This proximity is transformative for daily living, providing direct access to the East-West Line's extensive network. From Kembangan, residents can reach Raffles Place (Singapore's financial district) in approximately 12 minutes, making Bliss Residences ideal for CBD workers seeking reasonable commute times without premium central location pricing.

The development also benefits from proximity to multiple other MRT stations within 2km, including:

• Eunos (EW7) – 1.05km away, providing alternative East-West Line access
• Marine Terrace (TE27) – 1.53km away, part of the Thomson-East Coast Line (completed 2023)
• Kaki Bukit (DT28) – 1.71km away, offering Downtown Line connectivity
• Bedok North (DT29) – 1.76km away, further Downtown Line access

This multi-line accessibility is significant. If Kembangan experiences service disruptions, residents have immediate alternatives. The Thomson-East Coast Line connection via Marine Terrace adds modern infrastructure benefits, including newer trains and improved service reliability.

Bus Services: Numerous feeder bus services operate through the area, with stops at Masjid Kassim (0.14km) and Kembangan Station (0.16km) serving routes 2, 7, 24, 25, 26, 28, 30, 33, 33B, 42, 67, and 854. This comprehensive bus network provides flexibility for residents preferring surface transport or during MRT maintenance periods.

Road & Expressway Access

Bliss Residences' location provides excellent expressway connectivity:

• Pan Island Expressway (PIE) – Approximately 5 minutes' drive, connecting to all major expressways
• East Coast Parkway (ECP) – Direct access to East Coast amenities and Changi Airport (approximately 15 minutes)
• Nicoll Highway – Quick access to Orchard Road (approximately 20 minutes) and CBD areas
• Central Business District – Approximately 15 minutes' drive to Suntec City and Raffles Place

For car owners, this accessibility is invaluable. The development provides 20 car park lots, including 14 mechanical car platforms, offering secure, space-efficient parking. The mechanical platforms are particularly valuable in Singapore's space-constrained environment, allowing more efficient use of limited parking areas.

District 14 Strategic Advantages

District 14 occupies a unique position in Singapore's property landscape. Unlike central districts commanding premium pricing, D14 offers established infrastructure, excellent transport links, and strong community character at more accessible price points. The district has historically attracted professionals, families, and investors seeking value without sacrificing convenience.

The area's maturity means infrastructure is well-established: schools, medical facilities, shopping options, and recreational areas are already in place and proven. This contrasts with newer developments in fringe areas where amenities may still be under development.

Facilities & Amenities at Bliss Residences

While Bliss Residences positions itself as a boutique development prioritizing exclusivity over extensive facilities, the amenities provided are carefully curated for resident quality of life.

On-Site Facilities

• Swimming Pool with Jacuzzi – The centerpiece recreational facility, providing both leisure and wellness benefits. The Jacuzzi feature adds luxury appeal, particularly valuable for post-work relaxation and attracting rental tenants seeking premium amenities.
• BBQ Area – Designed for resident gatherings and entertaining, the BBQ facilities encourage community building and make the development attractive for family-oriented buyers.
• 24-Hour Security – Reinforced concrete slab construction and security infrastructure provide residents with the safety and peace of mind Homejourney's users prioritize.
• CCTV Surveillance – Modern security systems throughout common areas and entry points.

The deliberate restraint in facility offerings reflects a design philosophy: focus on quality essentials rather than extensive facilities that increase maintenance costs and management complexity. This approach often appeals to investors, as lower maintenance costs translate to better rental yields.

Building Infrastructure

The reinforced concrete construction with floor hardener provides superior sound insulation between units—a significant quality-of-life factor in Singapore's dense residential environment. This construction method also ensures durability and minimal structural maintenance issues, important considerations for long-term owners and investors.

Nearby Lifestyle: Shopping, Dining & Recreation

Bliss Residences' location within the Geylang-Paya Lebar corridor provides exceptional lifestyle diversity. This area has evolved into one of Singapore's most vibrant mixed-use zones, combining residential comfort with urban energy.

Shopping & Retail Options

Within 2km of Bliss Residences, residents access a comprehensive retail ecosystem:

• Kembangan Plaza (0.06km) – Immediate neighborhood shopping with convenience stores and services
• I12 Katong (1.84km) – Major shopping destination featuring international brands, dining, and entertainment
• Joo Chiat Complex (1.6km) – Established shopping center with diverse retail and dining options
• Siglap Shopping Centre (1.56km) – Neighborhood shopping with supermarket and specialty stores
• Bedok Mall (1.98km) – Full-service shopping mall with anchor tenants and F&B

Supermarket access is particularly convenient, with multiple NTUC Fairprice locations at 0.42km (Lengkong Tiga), 0.96km (Eunos Crescent), and 1.54km (Joo Chiat Complex). Cold Storage at Siglap (1.49km) and Giant supermarkets at Bedok Reservoir (1.46km) and Kampong Ubi (1.57km) provide premium grocery options.

Dining & Food Culture

The Geylang-Paya Lebar area is renowned for its diverse food scene, offering everything from hawker fare to upscale dining:

Hawker & Local Food Centers:

• Kim San Leng Food Centre – Traditional hawker fare
• Joo Chiat Foodcourt – Mixed cuisine options
• Eunos Crescent Market and Food Centre – Established food hub
• Feng Wei Food Court – Diverse dining
• The Communal Place – Contemporary food hall concept

Specialty Dining: The area hosts Singapore's sought-after eateries including Katong Laksa (famous for traditional laksa), Moolabar (trendy café culture), and Ashtons Steak place (upscale dining). This culinary diversity is a significant lifestyle advantage, particularly for younger residents and those valuing food culture.

Recreation & Parks

District 14 offers exceptional recreational opportunities:

Sports Hub Complex: The Singapore Sports Hub, featuring the National Stadium, OCBC Arena, Water Sport Centre, OCBC Aquatic Centre, Kallang Wave Mall, and Splash-N-Surf, is approximately 1.5-2km away. This world-class sports facility provides residents with premier recreational options, from swimming and water sports to concerts and major sporting events.

Parks & Green Spaces:

• East Coast Park – Singapore's largest outdoor recreational park, offering cycling, jogging, skating, and beach activities. The coastal location provides a serene escape from urban density.
• Raintree Cove – Nature-based recreational area
• Big Splash – Water play facility
• Road Safety Community Park – Educational and recreational space
• Chinese Swimming Club – Membership-based recreational facility

This abundance of recreational options makes District 14 particularly attractive for families and health-conscious residents seeking active lifestyles without leaving the neighborhood.

Education Facilities

Proximity to quality schools is a key consideration for family buyers. Bliss Residences is well-positioned:

Primary Schools (within 1.7km): St. Stephen's School (0.59km), Eunos Primary (0.97km), Telok Kurau Primary (1.22km), Opera Estate Primary (1.3km), Haig Girls' School (1.37km), Maha Bodhi School (1.52km), CHIJ (Katong) Primary (1.52km), Tao Nan School (1.65km), Ngee Ann Primary (1.73km)

Secondary Schools (within 1.7km): Ping Yi Secondary (1.24km), Manjusri Secondary (1.42km), St. Patrick's School (1.49km), Bedok North Secondary (1.59km), CHIJ Katong Convent (1.63km)

This school density provides families with diverse educational options, from mainstream to specialized institutions. The proximity means children can walk or take short bus rides to school, reducing commute stress.

Healthcare & Wellness

Multiple healthcare options serve the area, with clinics and medical facilities within walking distance. The proximity to major hospitals via public transport (via MRT connections) ensures residents have access to comprehensive healthcare services.

Price Analysis & Market Position

Disclaimer: Property prices in Singapore fluctuate based on market conditions, economic factors, and individual property conditions. The analysis below reflects market positioning as of January 2026. For current listings and specific unit pricing, consult Homejourney's property search or speak with a qualified property agent.

Bliss Residences' pricing reflects its unique market position: freehold tenure, established location, and boutique nature create a distinctive value proposition within District 14.

Market Positioning

As a freehold development in an established area with excellent MRT access, Bliss Residences typically commands pricing that reflects these advantages. The development's 23-unit size means limited supply, which historically supports value retention and appreciation.

Within District 14, Bliss Residences positions itself as a quality-focused option, distinct from larger developments that may offer more extensive facilities but less exclusive environments. This positioning appeals to buyers valuing community feel and investors seeking properties with limited supply dynamics.

Value Drivers

• Freehold Tenure: Eliminates lease decay concerns and appeals to long-term holders
• MRT Proximity: 3-minute walk to Kembangan Station significantly enhances value
• Limited Supply: Only 23 units creates scarcity value and supports market stability
• Established Location: Proven infrastructure and community reduce investment risk
• Accessibility: Multiple transport options and proximity to CBD support demand

Rental Yield Considerations

For investors, Bliss Residences offers attractive rental fundamentals:

• Strong demand from young professionals seeking MRT-adjacent accommodation
• Diverse unit mix (1BR to 5BR) allows targeting different tenant segments
• Established neighborhood with proven rental market
• Boutique nature appeals to quality-conscious tenants willing to pay premium rents

Typical rental yields for well-maintained units in this category range from 3-4% annually, depending on unit type and specific rental market conditions. The 1-bedroom and 2-bedroom units typically achieve higher yields due to stronger tenant demand from young professionals and expatriates.

Investment Potential & Capital Appreciation

Bliss Residences presents a compelling investment case for several reasons, though like all property investments, it carries inherent risks and market uncertainties.

Capital Appreciation Drivers

Location Maturation: District 14 continues to evolve as a premium residential and commercial hub. The completion of the Thomson-East Coast Line (2023) has already enhanced transport connectivity, and ongoing infrastructure development supports long-term value appreciation.

Freehold Advantage: Unlike leasehold properties that depreciate as lease duration decreases, freehold properties maintain value indefinitely. This structural advantage particularly benefits long-term holders and appeals to estate planners.

Limited Supply: With only 23 units, Bliss Residences has inherent supply constraints. In Singapore's competitive property market, limited supply often supports value stability and appreciation, particularly for well-maintained properties in desirable locations.

Demographic Trends: Singapore's growing expatriate population and young professional demographic continue to drive demand for MRT-adjacent, well-maintained apartments. Bliss Residences' positioning directly aligns with these demand drivers.

Market Liquidity

The development's location and unit diversity support reasonable market liquidity. Buyers seeking District 14 properties with freehold tenure and MRT access have limited alternatives, which can support resale prospects. However, the boutique nature means fewer units available, so resale timelines may vary.

Risk Considerations

• Market Cyclicality: All Singapore properties are subject to property market cycles. Economic downturns can impact both capital values and rental income.
• Interest Rate Environment: Rising interest rates can reduce buyer purchasing power and property valuations.
• Maintenance Costs: As the building ages (now 18 years old), maintenance costs may increase. Reserve funds and management efficiency become increasingly important.
• Supply Competition: While limited supply is an advantage, new developments in District 14 could impact demand and pricing.

For investors seeking to understand financing options and calculate potential returns, Homejourney's Bank Rates resource provides current mortgage rates and financing guidance.

Honest Assessment: Pros, Cons & Who It Suits

Strengths of Bliss Residences

• Freehold Tenure: Permanent ownership without lease decay concerns is a significant advantage for long-term holders and investors.
• Exceptional MRT Access: 3-minute walk to Kembangan Station (EW6) is genuinely rare and valuable for commuters.
• Boutique Community: Only 23 units create an exclusive, intimate environment distinct from larger developments.
• Established Location: Geylang-Paya Lebar is a proven, mature neighborhood with comprehensive infrastructure.
• Diverse Unit Mix: Configurations from 1BR to 5BR accommodate different buyer profiles and investment strategies.
• Strategic Position: Located between CBD and East Coast, offering urban convenience with residential character.
• Recreational Proximity: Singapore Sports Hub, East Coast Park, and diverse dining options are immediately accessible.
• Multiple Transport Options: Beyond MRT, comprehensive bus services and expressway access provide flexibility.

Potential Drawbacks

• Building Age: Completed in 2008, the building is now 18 years old. While well-maintained, older buildings may face increasing maintenance costs and potential major renovation expenses.
• Limited Facilities: Compared to newer developments, Bliss Residences offers more restrained facilities (pool and BBQ only). Some buyers may prefer more extensive amenities.
• Medium-Rise Height: The 5-storey height means some units may have limited views compared to taller developments, though this also means lower elevator wait times and quieter environments.
• Geylang Character: While increasingly upmarket, Geylang retains historical associations with red-light district areas. Some buyers may prefer other neighborhoods, though this perception is evolving as the area gentrifies.
• Limited Supply: While advantageous for value, the 23-unit size means fewer available units, potentially longer resale timelines.
• Parking Limitations: 20 car park lots for 23 units means some residents may not secure dedicated parking, though mechanical platforms optimize space efficiency.

Who Bliss Residences Is Best Suited For

Ideal Buyer Profile:

• CBD professionals seeking reasonable commute times without central location premium pricing
• Investors valuing freehold tenure and limited supply dynamics
• Families attracted to the established neighborhood and school proximity
• Buyers prioritizing MRT accessibility and transport convenience
• Those seeking boutique community feel over extensive facilities
• Long-term owner-occupiers planning to hold property for 10+ years

May Be Less Suitable For:

• Buyers seeking cutting-edge facilities and newest construction
• Those requiring extensive parking (limited availability)
• Investors focused on short-term capital gains in booming markets
• Buyers uncomfortable with building age or potential major renovation expenses
• Those seeking high-rise prestige or panoramic views

Frequently Asked Questions About Bliss Residences

Location & Accessibility Questions

Q: How far is Bliss Residences from Kembangan MRT Station?
A: Bliss Residences is approximately 130 meters (3 minutes' walk) from Kembangan MRT Station (EW6). This exceptional proximity is one of the development's primary advantages, providing direct access to the East-West Line's extensive network.

Q: What is the commute time to the CBD from Bliss Residences?
A: From Kembangan MRT Station, Raffles Place (Singapore's financial district center) is approximately 12 minutes via the East-West Line. Total commute time including walk to station is typically 15-20 minutes depending on specific CBD destination.

Q: Is Bliss Residences suitable for car owners?
A: The development provides 20 car park lots including 14 mechanical car platforms. While this means parking is not guaranteed for every unit, the mechanical platforms efficiently utilize limited space. Residents comfortable with occasional street parking or without daily car use find this acceptable; those requiring guaranteed dedicated parking should clarify availability.

Q: What bus services are available near Bliss Residences?
A: Multiple bus routes serve the area, with stops at Masjid Kassim (0.14km) and Kembangan Station (0.16km). Routes include 2, 7, 24, 25, 26, 28, 30, 33, 33B, 42, 67, and 854, providing comprehensive coverage to various Singapore destinations.

Unit & Facility Questions

Q: What unit types are available at Bliss Residences?
A: Bliss Residences offers four main unit types: 1-bedroom (516–710 sq ft), 2-bedroom (839–914 sq ft), 3-bedroom (1,506 sq ft), and 5-bedroom penthouse (2,820 sq ft). The development features 12 distinct floor plan variations within these categories.

Q: What facilities are available at Bliss Residences?
A: On-site facilities include a swimming pool with Jacuzzi, BBQ area, 24-hour security, and CCTV surveillance. The development prioritizes quality essentials over extensive facilities, which helps maintain lower maintenance costs.

Q: Is there a gym or fitness center?